inland home inspections inc. · 2020-06-11 · inland home inspections inc. 32875 el centro lane...

Inland Home Inspections Inc.

32875 El Centro Lane Menifee CA 92584Tel: 909-208-2538

[email protected]

SUMMARY REPORTClient: John & Melanie BecketRealtor: Richard Beecham, Century 21

Inspection Address: 41021 Chemin Coutet, Temecula, CA 92591Inspection Date: 4/6/2011 Start: 9:30 am End: 1:30 pmWeather:

RainingTemperature: 50-60 Degrees

Inspected by: Matt Burnell

This Summary Report is intended to provide a convenient and cursory preview of the conditions andcomponents that we have identified within our report as needing service. It is obviously not comprehensive,and should not be used as a substitute for reading the entire report, nor is it a tacit endorsement of thecondition of components or features that may not appear in this summary. Also all reasonable attemptsshould be made to complete the service recommendations that we make in this report before the close ofthis transaction by qualified licensed specialists. Sometimes additional conditions can present themselvesthat were not visible at the time of inspection, thereby increasing repair costs. Inland Home Inspections Inc.assumes no responsibility for additional items found not visible during the inspection or found during thecourse of repairs.

This report is not transferable. It is the exclusive property of Inland Home Inspections Inc. and the clients whose names appear herewith. Its use by any unauthorized persons is strictly prohibited, and agents are specifically cautioned against providing it to any unauthorized third party.____________________________________________________________________________________________Narrative Color Legend: ¬Informational text vConditions needing immediate service

mConditions needing service qRecommended upgrades

Components and Conditions Needing Service

Structural

Structural ElementsFloor Structure• m We observed squeaking of the 2nd level wood floor at several area's. This is most likely from loose nails or

screws into the floor joist. However this cannot be visually confirmed and if this is a concern of yours, youshould have the floor further evaluated by a qualified professional.

Slab FoundationSlab Foundation Observations• m Efflorescence was observed at the garage floor or exterior footing. Efflorescence is the white powdery

substance that occasionally develops on the surface of concrete, often just after a structure is completed.This is most likely caused by sulfate in the soil, which is a naturally occurring mineral salt compound present

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This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein.All printed comments and the opinions expressed herein are those of Inland Home Inspections Inc.

Inspection Summary -

Inspection Address: 41021 Chemin Coutet, Temecula, CA 92591Inspection Date/Time: 4/6/2011 9:30 am to 1:30 pm

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in area's of California. This should not be a problem if Type V concrete was used during construction of thehome.

Exterior

Wall CoveringWall Covering Observations• m There are stress fractures in the stucco around the windows and doors that result from movement, and are

quite common. Most people do not realize that structures move, but they do and sometimes more or lesscontinuously. Therefore, stress fractures can reappear after they have been repaired, and particularly if theyhave not been repaired correctly.

• m Base of stucco in close contact with grade. Concern for moisture or insect damage. Refer to qualifiedprofessional for corrective action. This was observed at the right rear side yard.

• m Area's of stucco prone to water damage from sprinklers. Recommend redirecting sprinklers away fromhome to prevent repeated exposure to moisture. This was observed at the front of the home at thedownstairs bedroom.

• m Paint at exterior wood siding or trim is weathered at area's and in need of upgrade.

• m We observed patches or previous repairs at the exterior stucco walls. It should be verified what type ofrepairs were made at this area and that all work was permitted or approved by the local authority havingjurisdiction. This was observed at the rear of the home.

• m The front wood shutters are warped or damaged and should be serviced or replaced.

Grading and DrainageArea Drains• m There are missing or broken area drain covers. This is indicative of poor maintenance service, and could

have allowed leaves and other debris to enter the drain lines and contribute to blockages. Therefore, itwould be prudent to have the lines flushed through to the street or to their termination point before thebroken covers are replaced.

Exterior FeaturesExterior Lights• m Missing caulking at some exterior light fixtures. Recommend upgrading to prevent water intrusion at these

area's

• m One or more exterior light fixtures not operational, which may be as simple as changing bulb to wiring whichneeds service or repair.

Fences and Gates• m Sections of the fences or gates are dry rot or moisture damaged. However, you may wish to confirm that

they have been included in the termite inspection. This was observed at the left side yard.

Windows• m Some of the window panes are mineral stained by overspray from the sprinklers, which can be difficult to

remove.

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Sliding Glass Doors• m The sliding glass door is tempered and in acceptable condition, but has a loose or failed trim at the fixed

panel.

Water Feature• m The water feature and associated wiring at the rear yard was not included as part of this inspection.

Recommend that seller demonstrate proper operation and maintenance. You should also be aware offencing requirements and child safety requirements

Address Light• m The address light at the front of the home was non-operational at the time of inspection and will need to be

serviced or have the bulbs replaced.

Site & Other ObservationsTrees and Vegetation• m Vegetation is encroaching on the structure, and should be kept a minimum of twelve inches away for the

general welfare of the walls and foundation. Concern for trapped moisture and potential for insect damage.Refer to appropriate professional for corrective action.

Roof

Concrete Tile RoofTiles damaged or needing service• v Loose, cracked or damaged roofing tiles observed at several area's. Potential for water infiltration. Contact

a qualified roofing contractor for an entire roof evaluation and make repairs as necessary.

Gutters and Drainage• m The gutters need to be cleaned and serviced to drain properly.

Plumbing

Gas Main and Gas PipingGas Pipes• m Note we do not evaluate gas piping serving BBQ's, fire pits or spa's and it should be verified that all exterior

gas lines were permitted and inspected by the local authority having jurisdiction.

Water SoftenersWater Softeners• m We do not evaluate water softeners or associated piping as part of our inspection. We recommend that

seller verify that all work was approved and completed by qualified professionals.

Electrical

Main Panel

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Main Panel• m Various circuits within the main panel are not labeled but should be, so that the appropriate load calculations

and breaker sizes could be determined.

Heat-A/C

Heat and AC - System 1Return-Air Compartment• m The filter is dirty and should be changed soon and every two or three months. If filters are not changed

regularly, the evaporator coil and the ducts can become contaminated, and can be expensive to clean.

Condensate Discharge Pipe• m The secondary condensate discharge pipe is missing its 90 degree fitting. This was observed at both

condensate lines.

Refrigerant Lines• m Ice forms on the refrigerant lines, which has multiple causes ranging from closed off registers and clogged

filters to low refrigerant, and the system should be serviced by an HVAC contractor.

Differential Temperature Readings• m The air-conditioning responded, but only achieved a low differential temperature split between the air

entering the system and that coming out. This could indicate that the system is low on refrigerant, andshould be serviced.

Heat and AC - System 2Return-Air Compartment• m The filter is dirty and should be changed soon and every two or three months. If filters are not changed

regularly, the evaporator coil and the ducts can become contaminated, and can be expensive to clean.

Condensing Coil• m The Condensing Coil has not been installed level and should be serviced by a qualified HVAC professional.

Differential Temperature Readings• m The air-conditioning responded, but only achieved a low differential temperature split between the air

entering the system and that coming out. This could indicate that the system is low on refrigerant, andshould be serviced.

Chimney

Family Room ChimneyGas Log Starter• v The gas line at the fireplace needs to be capped. This is a safety concern and should be corrected by a

qualified professional.

Living

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Main EntryFront Door• m The front doorbell does not work or missing, and should be replaced.

• m The locking mechanism at the front door will need service or repairs to work properly. Refer to a qualifiedprofessional for repairs.

Lights• m A ceiling light in the entry does not respond, and should be serviced. This could be due to a missing or

burnt light bulb.

Carbon Monoxide Detector• v It is recommended to have Carbon Monoxide Detectors installed throughout the home per the manufactures

requirements. The state of California SB-183 requires Carbon Monoxide Detectors to be installed in homesstarting in July 2011.

LivingFloor• m The carpeted floor is stained at area's.

Walls and Ceiling• m There is a moisture stain on the living room ceiling, which you should ask the sellers to explain or have

explored further.

DiningFloor• m The dining room floor is carpeted and is stained at area's.

FamilyFloor• m The carpeted floor at the family room is stained at area's.

Outlets• m Several outlets in the family room are loose or worn and should be replaced.

Doors• m The exterior family room door is functional, but it is not weather sealed.

LoftFlooring• m The floor at the loft is carpet and is stained at area's.

Dual-Glazed Windows• m A window has a broken hermetic seal, and should be replaced. This is evident from fogging, or

condensation forming between the panes of glass, that confirm that the seal has failed.

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Lights• m A ceiling light does not respond, and should be serviced.

Bedrooms

Master BedroomFloor• m The bedroom floor is carpeted and is stained at area's.

Bedroom 1Floor• m The bedroom floor is carpeted and is stained or damaged at area's.

Bedroom 2Floor• m The bedroom floor is carpeted and is stained at area's.

Walls & Ceiling• m The bedroom walls have typical cosmetic damage.

Outlets• v One of the bedroom outlets has a hot-ground reverse, and should be serviced by an electrician.

Lights• v There is an open electrical out box at the bedroom ceiling that should be sealed. This is a electrical safety

concern that should be serviced by a qualified electrical professional.



Dual-Glazed Windows• m The lock on the dual-glazed bedroom window is missing or does not engage, and should be serviced.

Bathrooms

Master BathroomWalls & Ceiling• m There is a moisture stain on the wall adjacent the toilet, which should be explained or explored further.

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Stall Shower• m There are chips, cracks or other damage to the fiberglass walls of the shower that should be repaired or

closely monitored to forestall moisture intrusion. Refer to a qualified professional for further evaluation andpossible repairs.

• m The shower door seal is missing or damaged, and should be serviced.

Hydro-Spa• m Because of their design, hydrotherapy (whirlpool) tubs may retain small amounts of water within their piping

system containing soap film, hair, dead skin cells, body oils, dirt and anything else washed off in the bath.This retained water can become the breeding ground for mold, bacteria, viruses or other microorganisms.We recommend thoroughly disinfecting the hydrotherapy tub as per the manufacture's instructions prior touse and periodically as recommended thereafter.

• m The hydro-spa drain is corroded or damaged and should be serviced or replaced.

• m The access panel to the Hydro-Spa was caulked shut and could not be accessed. Note the motor or otherequipment was not inspected.

Exhaust Fan• m Observed debris build-up on fan cover at bathroom which should be cleaned or service.

Hallway BathroomLights• m The bathroom ceiling light does not respond or is missing a bulb, and should be serviced.

Floor• m The carpeted floor at the bathroom is stained at area's.

• m The vinyl floor is lifting across the face of the tub, probably due to moisture penetrating the seam.

Walls & Ceiling• m The walls have typical cosmetic damage that is commensurate with time and use.

Tub-Shower• m The tub/shower drain is corroded and will need to be replaced.

• m The shower diverter valve in the tub/shower is defective, and should be serviced.

Kitchen

KitchenLights• m Some of the under counter lights at the kitchen are not operational and should be serviced.

Cabinets• m The base of the of the kitchen cabinets have moisture stains at area's which indicate a previous leak.

Recommend seller provide information regarding previous leaks or repairs that may have been made in thekitchen.

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Faucet• m The hand sprayer on the kitchen faucet is loose, and should be serviced by a qualified plumbing

professional.

Hallway

HallwayFloor• m The hallway floor is carpeted and is stained at area's.

Smoke Detectors• m Some of the Smoke Detectors are chirping throughout the home, which indicate that the batteries need to

be replaced.

Stairs

StairsFloor• m The stairway floor is carpeted and is stained at area's.

Walls and Ceiling• m The walls in the area of the stairs and landing have typical cosmetic damage.

Lights• m A ceiling light in the area of the stairs and landing does not respond, and should be serviced.

Laundry

LaundryWalls and Ceiling• m The walls in the laundry room have typical cosmetic damage.

• v Microbial growth was noted at walls in the laundry room. Growth of this nature commonly occurs in areasthat are subject to moisture intrusion, leakage and/or inadequate ventilation. Identification of microbialgrowth is beyond the scope of our inspection. Any space, area or item exhibiting such conditions can resultin damage to the surfaces or structural components of the building and may also present a health hazard toits occupants. It is recommended that further investigation be performed by a State Certified IndustrialHygienist to confirm the presents or species of microbial growth including its potential toxicity to occupantsand what remedial action should be taken.

Valves and Connectors• v There is a leak on the hot or cold water shut-off valve for the washer that should be repaired. Contact a

qualified plumbing professional for service or repairs.

Gas Valve & Connector• v The gas line for the dryer should be capped until the unit is installed. This is a safety concern that should

be corrected.

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Countertop• m There is a separation between the counter top and the backslash that will need to be serviced.

Garage

GarageLights• m The garage light does not respond and has a damaged cover, and should be serviced.

Walls and Ceiling• v Microbial growth was noted at walls of garage. Growth of this nature commonly occurs in areas that are

subject to moisture intrusion, leakage and/or inadequate ventilation. Identification of microbial growth isbeyond the scope of our inspection. Any space, area or item exhibiting such conditions can result indamage to the surfaces or structural components of the building and may also present a health hazard to itsoccupants. It is recommended that further investigation be performed by a State Certified IndustrialHygienist to confirm the presents or species of microbial growth including its potential toxicity to occupantsand what remedial action should be taken.

• m There are stains on the garage walls. We could not confirm a leak, but you should have the sellers explainthis or have the source of the stain determined to your satisfaction.

Substandard or other wiring issues• m We observed electrical circuits in the garage at walls or ceiling that do not appear to be original and may not

have be permitted or approved. Recommend seller verify that all electrical circuits or wiring in the garagehave been permitted and installed by a qualified professional.

Attic

Primary AtticBatt Insulation• m Several area's of the insulation are missing, or have been moved and you may want to have the insulation

set back in place. This is a concern for energy loss.

Secondary AtticPest nesting observed• v There is evidence of rodent infestation within the attic that should be evaluated for service by an

exterminator. Rodents have collapsible rib cages and can squeeze through the numerous voids in the atticfloor and walls and compromise not only the attic and its various components, such as ducts, insulation, andelectrical conduits, but can eventually infest the living space as well. Rodent infestation is regarded byauthorities as a significant health hazard that should be remediated by a specialist as soon as possible.Consequently, we disclaim any further responsibility for evaluating the condition of the attic and itscomponents

Ventilation• m There are no visible ports, which is essential, and you should consult with a licensed contractor about

correcting this condition.

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Batt Insulation• m Some of the insulation is lifted or missing at area's. This is a energy loss concern and should be corrected.

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Inland Home Inspections Inc.32875 El Centro Lane Menifee CA 92584

Tel: [email protected]

CONFIDENTIAL INSPECTION REPORTPREPARED FOR:

John & Melanie Becket_______________________________________________________________

INSPECTION ADDRESS41021 Chemin Coutet, Temecula, CA 92591

INSPECTION DATE4/6/2011 9:30 am to 1:30 pm

REPRESENTED BY:Richard Beecham

Century 21

This report is not transferable. It is the exclusive property of Inland Home Inspections Inc. and the clients whose names appear herewith. Its use by any unauthorized persons is strictly prohibited, and agents are specifically cautioned against providing it to any unauthorized third party._____________________________________________________________________________________________


Inspection Narratives - Page 1

GENERAL INFORMATIONInspection Address: 41021 Chemin Coutet, Temecula, CA 92591Inspection Date: 4/6/2011 Time: 9:30 am to 1:30 pm

Weather: Raining - Temperature at time of inspection: 50-60 Degrees

Inspected by: Matt Burnell

Client Information: John & Melanie Becket

Buyer's Agent: Richard BeechamCentury 21Temecula, CA 92591Phone: 951-208-1555

Structure Type: Wood FrameFoundation Type: SlabFurnished: NoStructure Occupied: NoNumber of Stories: Two

Estimated Year Built: 2002Unofficial Sq.Ft.: 3233

People on Site At Time of Inspection: Buyer(s)Buyer's Agent

General Property Conditions

PLEASE NOTE:

We recommend all reasonable attempts be made to complete the service recommendations that wemake in this report before the close of this transaction by qualified licensed specialists. Sometimesadditional conditions can present themselves that were not visible at the time of inspection, therebyincreasing costs. Inland Home Inspections Inc. assumes no responsibility for additional itemsfound not visible during the inspection or found during the course of repairs.

Report File: Jones41081CheminCoutet

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SCOPE OF WORKYou have contracted for us to perform a general inspection in accordance with industry standards. It isdistinct from a specialist inspection, which can be costly, take several days to complete, involve the use ofspecialized instruments, the dismantling of equipment, video-scanning, destructive testing, and laboratoryanalysis. By contrast, the general inspection is completed on-site, at a fraction of the cost and within a fewhours. Consequently, the general inspection and its report will not be as comprehensive as that generatedby specialists and it is not intended to be. Our purpose is to identify defects or adverse conditions that couldresult in injury or lead to costs that would significantly affect your evaluation of the property, and to alert youto the need for a specialist evaluation.

We evaluate conditions, systems, or components, and report on their condition, which does not mean thatthey are ideal but that they are either functional or met a reasonable standard at a given point in time. Wedo take into consideration when a house was built and allow for the predictable deterioration that wouldoccur through time, such as the cracks that appear in concrete and in the plaster around windows and doors,scuffed walls or woodwork, worn or squeaky floors, and stiff or stuck windows. Therefore, we tend to ignoreinsignificant and predictable defects, and do not annotate them, and particularly those that would beapparent to the average person or to someone without any construction experience. We are not authorized,or have the expertise, to comment on termite, dry rot, fungus, or mold, but may alert you to its presence.Regardless, you should schedule any such specialized inspection, such as that for the presence of mold,with the appropriate specialist before the close of escrow.

A house and its components are complicated, and because of this and the limitations of an on-site report,we offer unlimited consultation and encourage you to ask questions. In fact, we encourage candid andforthright communication between all parties, because we believe that it is the only way to avoid stressfuldisputes and costly litigation. Remember, we only summarized the report on-site and it is essential that youread all of it, and that any recommendations that we make for service or evaluation by specialists should becompleted and documented well before the close of escrow, because additional defects could be revealedby a specialist, or some upgrades recommended that could affect your evaluation of the property, and ourservice does not include any form of warranty or guarantee.

Narrative Color Legend: ¬Informational text vConditions needing immediate servicemConditions needing service qRecommended upgrades

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StructuralStructures are not uniform, and meet the standards of the year in which they were built. We describe andidentify the various types of foundations, floor, wall, ceiling, and roof structures, in accordance with stateand industry standards. If it is a slab foundation, we examine the stem walls that extend beyond thefootings. If it is a raised foundation, we either enter the crawlspace to inspect its structural components, orindicate in what manner it was evaluated. Similarly, we identify the structure of walls and the roof framing.However, we are generalists and not specialists. Therefore, in the absence of any major defects, we maynot recommend that you consult with a geo- technical engineer, but this should not deter you from seekingthe opinion of any such expert.

Structural ElementsWall StructureInformational Conditions

¬ The walls are assumed to be conventionally framed with wooden studs.Floor StructureInformational Conditions

¬ The floor structure consists of a poured slab that could include reinforcing steel.Components and Conditions Needing Service

m We observed squeaking of the 2nd level wood floor at several area's. This is most likely from loose nails orscrews into the floor joist. However this cannot be visually confirmed and if this is a concern of yours, youshould have the floor further evaluated by a qualified professional.

Ceiling StructureInformational Conditions

¬ The ceiling structure consists of engineered joists that are part of a prefabricated truss system.Roof StructureInformational Conditions

¬ The roof structure consists of a prefabricated truss system.

Slab FoundationGeneral Comments and DescriptionInformational Conditions

¬ The structure has a slab foundation. Such foundations vary considerably from older ones that have nomoisture barrier under them and no reinforcing steel within them to newer ones that have both. Ourinspection of slab foundations conforms to industry standards, which is that of a generalist and not aspecialist. We check the visible portion of the stem walls on the outside for any evidence of significantcracks or structural deformation, but we do not move furniture or lift carpeting and padding to look forcracks, and we do not use any of the specialized devices that are used to establish relative elevations andconfirm differential movement. Significantly, many slabs are built or move out of level, but the averageperson may not become aware of this until there is a difference of more than one inch in twenty feet, whichmost authorities regard as being tolerable.

Many slabs are found to contain cracks when the carpet and padding are removed, including some thatcontour the edge and can be quite wide. They typically result from shrinkage and usually have littlestructural significance. However, there is no absolute standard for evaluating cracks, and those that are lessthan 1/4" and which exhibit no significant vertical or horizontal displacement are generally not regarded asbeing significant. They typically result from common shrinkage, but can also be caused by a deficientmixture of concrete, deterioration through time, seismic activity, adverse soil conditions, and poor drainage,and if they are not sealed they can allow moisture to enter a residence, and particularly if it is surcharged bya hill or slope, or if downspouts discharge adjacent to the slab. However, in the absence of any majordefects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a

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geologist, but this should not deter you from seeking the opinion of any such expert, and we would be happyto refer one.

Method of EvaluationInformational Conditions

¬ We evaluated the slab foundation on the exterior, by examining the stem walls that project above thefooting.

Slab Foundation ObservationsInformational Conditions

¬ The structure has a bolted, slab foundation with no visible or significant abnormalities.Components and Conditions Needing Service

m Efflorescence was observed at the garage floor or exterior footing. Efflorescence is the white powderysubstance that occasionally develops on the surface of concrete, often just after a structure is completed.This is most likely caused by sulfate in the soil, which is a naturally occurring mineral salt compound presentin area's of California. This should not be a problem if Type V concrete was used during construction of thehome.

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ExteriorOur evaluation of the exterior of a property conforms to state or industry standards, and includes theidentification of wall cladding, and an evaluation of common components, such as driveways, walkways,fences, gates, handrails, guardrails, yard walls, carports, patio covers, decks, fascia and trim, balconies,doors, windows, lights, and outlets. However, we do not evaluate any detached structures, such as storagesheds and stables, and we do not water test or evaluate subterranean drainage systems or any mechanicalor remotely controlled components, such as driveway gates. Also, we do not evaluate any landscapecomponents, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, andornamental or decorative lighting. Similarly, we do not comment on coatings or cosmetic deficiencies andthe wear and tear associated with usage or the passage of time that would be apparent to the averageperson.

Wall CoveringGeneral Comments and DescriptionFunctional Components and Conditions

¬ The exterior building walls are clad with stucco.Wall Covering ObservationsComponents and Conditions Needing Service

m There are stress fractures in the stucco around the windows and doors that result from movement, and arequite common. Most people do not realize that structures move, but they do and sometimes more or lesscontinuously. Therefore, stress fractures can reappear after they have been repaired, and particularly if theyhave not been repaired correctly.

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There are stress fractures in the stucco around the windows and doors - Continued

m Base of stucco in close contact with grade. Concern for moisture or insect damage. Refer to qualifiedprofessional for corrective action. This was observed at the right rear side yard.

m Area's of stucco prone to water damage from sprinklers. Recommend redirecting sprinklers away fromhome to prevent repeated exposure to moisture. This was observed at the front of the home at thedownstairs bedroom.

m Paint at exterior wood siding or trim is weathered at area's and in need of upgrade.

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Paint at exterior wood siding and trim is weathered and in need of upgrade - Continued

m We observed patches or previous repairs at the exterior stucco walls. It should be verified what type ofrepairs were made at this area and that all work was permitted or approved by the local authority havingjurisdiction. This was observed at the rear of the home.

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We observed patches or previous repairs at the exterior stucco walls - Continued

m The front wood shutters are warped or damaged and should be serviced or replaced.

Grading and DrainageArea DrainsInformational Conditions

¬ The property is served by area drains that appear to be in acceptable condition. However, because it isimpossible to see inside them, the seller should guarantee that the drains are functional, or they should beflushed through to the street before the close of escrow. Surface water carries minerals and silt that isdeposited inside the pipes and hardens in the summer months to the consistency of wet concrete, which canimpede drainage and require the pipes to be cleared by a rooter service.

Components and Conditions Needing Servicem There are missing or broken area drain covers. This is indicative of poor maintenance service, and could

have allowed leaves and other debris to enter the drain lines and contribute to blockages. Therefore, itwould be prudent to have the lines flushed through to the street or to their termination point before thebroken covers are replaced.

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Exterior FeaturesGeneral Comments and DescriptionInformational Conditions

¬Exterior LightsInformational Conditions

¬ We do not evaluate yard lighting or low-voltage lights, which you may wish to have the sellers demonstrate.¬ Some of the lights at the exterior of the home were on photo cells or motion censors and we were not able

to verify operation of all exterior lights.Components and Conditions Needing Service

m Missing caulking at some exterior light fixtures. Recommend upgrading to prevent water intrusion at thesearea's

m One or more exterior light fixtures not operational, which may be as simple as changing bulb to wiring whichneeds service or repair.

OutletsInformational Conditions

¬ The outlets that were tested are functional and include ground-fault protection. Outlets over 6 feet fromgrade were not evaluated.

Fascia and TrimInformational Conditions

¬ Sections of the fascia and trim need maintenance type service, and particularly on the south facing sidewhere they are exposed to direct sunlight.

DrivewayInformational Conditions

¬ The driveway is in acceptable condition.Fences and GatesInformational Conditions

¬ We only evaluate condition of fence or gate in contact with homeComponents and Conditions Needing Service

m Sections of the fences or gates are dry rot or moisture damaged. However, you may wish to confirm thatthey have been included in the termite inspection. This was observed at the left side yard.

WalkwaysInformational Conditions

¬ The walkways are in acceptable condition.

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DoorsInformational Conditions

¬ The exterior doors are in acceptable condition.WindowsInformational Conditions

¬ In accordance with industry standards, we only test a representative sample of windows. The windowsappear to be the same age as the house, and will not necessarily function smoothly. However, we do testevery unobstructed window in every bedroom to ensure that they facilitate an emergency exit.

Components and Conditions Needing Servicem Some of the window panes are mineral stained by overspray from the sprinklers, which can be difficult to

remove.ScreensInformational Conditions

¬ The window screens are functional.Sliding Glass DoorsComponents and Conditions Needing Service

m The sliding glass door is tempered and in acceptable condition, but has a loose or failed trim at the fixedpanel.

Exterior BBQInformational Conditions

¬ Exterior sink, BBQ or firepit was not included as part of this inspection.Water FeatureComponents and Conditions Needing Service

m The water feature and associated wiring at the rear yard was not included as part of this inspection.Recommend that seller demonstrate proper operation and maintenance. You should also be aware offencing requirements and child safety requirements

Address LightComponents and Conditions Needing Service

m The address light at the front of the home was non-operational at the time of inspection and will need to beserviced or have the bulbs replaced.

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The address light at the front of the home was non-operational at the time of inspection - Continued

Site & Other ObservationsTrees and VegetationComponents and Conditions Needing Service

m Vegetation is encroaching on the structure, and should be kept a minimum of twelve inches away for thegeneral welfare of the walls and foundation. Concern for trapped moisture and potential for insect damage.Refer to appropriate professional for corrective action.

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Vegetation is encroaching on the structure and should be kept a minimum of twelve inches away - Continued

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RoofOur evaluation of roof coverings, the components and drainage systems, conforms to state or industrystandards. We access every roof in order to examine it, or we indicate our unwillingness or inability to do so.There are many different roof types, and every roof will wear differently relative to its age, the number of itslayers, the quality of its material, the method of its application, its exposure to direct sunlight or to otherprevalent weather conditions, and its maintenance. However, regardless of its design-life, every roof is onlyas good as the waterproof membrane beneath it, which is concealed and cannot be examined withoutremoving the roofing material, and this is equally true of almost all roofs. In fact, the material on mostpitched roofs is not designed to be waterproof only water-resistant.

There are two basic roof types, pitched and flat. Pitched roofs are the most common, and the mostdependable. They are variously pitched, and typically finished with composition shingles that have a designlife of twenty to twenty-five years, or concrete, composite, Spanish, or metal tiles that have a design-life offorty to fifty years, and gravel roofs that have a lesser pitch and a shorter design-life of ten to fifteen years.These roofs may be layered, or have one roof installed over another, which is a common practice but onethat is never recommended because it reduces the design-life of the new roof by several years, can impedeemergency service by fire department personal, and requires a periodical service of the flashings. Theseare serviced with mastic, which eventually shrinks and cracks and provides a common point of leakage.However, among the pitched roofs, gravel ones are the least dependable, because the low pitch and thegravel prevent them from draining as readily as other roofs. For this reason, they must be conscientiouslymaintained. In this respect, the least dependable of all roofs are flat or built-up ones. Some flat roofs areadequately sloped toward drains but many are not, and water simply ponds and will only be dispersed byevaporation. However, the most common cause of leakage results when roofs are not serviced, and foliageand other debris blocks the drainage channels.

What remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible foranyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope ofour service. Even water stains on ceilings, or on the framing within attics, will not necessarily confirm anactive leak without some corroborative evidence, and such evidence can be deliberately concealed.Consequently, only installers can credibly guarantee that a roof will not leak, and they do. We cannot, anddo not give any such guarantees. We will examine every roof, evaluate it, and even attempt to approximateits age, but we will not predict its remaining life expectancy, nor guarantee that it will not leak. Naturally, thesellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of itshistory. Therefore, we recommend that you ask the sellers about it, and that you either includecomprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from anestablished local roofing company.

Concrete Tile RoofGeneral Comments and DescriptionInformational Conditions

¬ Concrete tile roofs are among the most expensive and durable of all roofs, and are warranted by themanufacturer to last for forty years or more, but are usually only guaranteed against leaks by the installerfrom three to five years. Like other pitched roofs, they are not designed to be waterproof, only waterresistant, and are dependant on the integrity of the waterproof membrane beneath them, which cannot beseen without removing the tiles, but which can be split by movement, deteriorated through time, or byultra-violet contamination. Significantly, although there is some leeway in installation specifications, the typeand quality of membranes that are installed can vary from one installer to another, and leaks do occur. Themajority of leaks result when a roof has not been well maintained or kept clean, and we recommendservicing them annually.

Method of EvaluationInformational Conditions

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¬ We evaluated the lower roof and its components by walking on its surface.¬ We were unable to safely access the roof due to rain or other conditions which make access hazardous, and

evaluated it either from within the attic or from several vantage points with binoculars and a ladder. Wecould not perform a complete evaluation of the roof and its components and recommend to have the roofevaluated by a qualified roofing professional prior to the close of this transaction.

Age and General EvaluationInformational Conditions

¬ We estimate this concrete tile roof to be approximately 10 years old. However, this is just an estimate andyou should request the installation permit from the sellers, which will reveal its exact age and any warrantyor guarantee that might be applicable. This is not a guarantee against leaks. For a guarantee, you wouldneed to have a roofing company perform a water-test and issue a roof certification.

Tiles damaged or needing serviceComponents and Conditions Needing Service

v Loose, cracked or damaged roofing tiles observed at several area's. Potential for water infiltration. Contacta qualified roofing contractor for an entire roof evaluation and make repairs as necessary.

FlashingsInformational Conditions

¬ The visible roof flashing's are in acceptable condition.

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Gutters and DrainageComponents and Conditions Needing Service

m The gutters need to be cleaned and serviced to drain properly.

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PlumbingWe evaluate plumbing systems and their components in accordance with state or industry standards, whichinclude testing for pressure and functional flow. Plumbing systems have common components but they arenot uniform. In addition to fixtures, components typically consist of gas pipes, potable water pipes, drain andvent pipes, shut-off valves, which we do not test, pressure regulators, pressure relief valves, andwater-heating devices. The best and most dependable water pipes are copper, because they are not subjectto the build-up of minerals that bond to the inside of galvanized pipes and gradually reduce their innerdiameter and restrict the volume of water. A water softener will remove most of these minerals, but not oncethey are bonded within the pipes, for which there would be no remedy other than a re-pipe.

The water pressure within pipes is commonly confused with water volume, but whereas high water volumeis good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per squareinch a regulator is recommended, which typically comes factory preset between forty-five and sixty-fivepounds per square inch. However, regardless of the pressure, leaks will occur in any system, andparticularly in one with older galvanized pipes, and commonly when the regulator fails and high pressurebegins to stress the washers and diaphragms within the various components.

Waste pipes are equally varied and are comprised of older ones, such as those made of clay, or others thatare made of a material like cardboard coated with tar, and modern plastic ones referred to as ABS.Typically, the condition of these pipes is directly related to their age. ABS pipes, for instance, are virtuallyimpervious to deterioration. However, some ABS pipes are alleged to have manufacturing defects.Regardless, inasmuch as most drainpipes are concealed, we can only infer their condition by observing thedraw at drains. Nonetheless, blockages will occur at some point in the life of any system, but blockages inthe waste lines, and particularly in a main sewer line, can be costly, and it would be prudent to have themain sewer line video scanned. This would also confirm that the house is connected to the public sewersystem, which is important because such systems should be evaluated by a specialist before the close ofescrow.

Potable Water PipesGeneral Comments and DescriptionInformational Conditions

¬ The residence is served by copper potable water pipes. This is based on what was visible at time ofinspection.

Water Main LocationInformational Conditions

¬ The main water shut-off valve is located at the front of the residence.Copper Water PipesInformational Conditions

¬ The visible potable water pipes are in acceptable condition.Pressure RegulatorInformational Conditions

¬ A functional water pressure regulator is in place on the plumbing system. The water pressure observed was58 psi.

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Waste & Drainage SystemsGeneral Comments and DescriptionInformational Conditions

¬ We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing itsdraw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of themain line would confirm its actual condition. However, you can be sure that blockages will occur, usuallyrelative in severity to the age of the system, and will range from minor ones in the branch lines, or at thetraps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones are easilycleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow intothe main drain that connects the house to the public sewer, repairs could become expensive and mightinclude replacing the entire main line. For these reasons, we recommend that you ask the sellers if theyhave ever experienced any drainage problems, or you may wish to have the main waste line video-scannedbefore the close of escrow. Failing this, you should obtain an insurance policy that covers blockages anddamage to the main line. However, most policies only cover plumbing repairs within the house, or the costof rooter service, most of which are relatively inexpensive.

Type of MaterialInformational Conditions

¬ The visible portions of the drainpipes are a modern acrylonitrile butadiene styrene type, or ABS.Drain Pipes Waste Pipes and Vent PipesInformational Conditions

¬ Based on industry recommended water tests, the drainpipes are functional at this time. However, only avideo-scan of the main drainpipe could confirm its actual condition.

Gas Main and Gas PipingGas Main Shut-Off LocationInformational Conditions

¬ The gas main shut-off is located in the left side yard . You should be aware that gas leaks are notuncommon, particularly underground ones, and that they can be difficult to detect without the use ofsophisticated instruments, which is why natural gas is odorized in the manufacturing process.

Gas PipesInformational Conditions

¬ The visible portions of the gas pipes appear to be in acceptable condition.Components and Conditions Needing Service

m Note we do not evaluate gas piping serving BBQ's, fire pits or spa's and it should be verified that all exteriorgas lines were permitted and inspected by the local authority having jurisdiction.

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Gas Water HeatersGeneral Gas Water Heater CommentsInformational Conditions

¬ There are a wide variety of residential gas water heaters that range in capacity from fifteen to one hundredgallons. They can be expected to last at least as long as their warranty, or from five to eight years, but theywill generally last longer. However, few of them last longer than fifteen or twenty years and many eventuallyleak. So it is always wise to have them installed over a drain pan, and preferably one plumbed to theexterior. Also, they can be dangerous if they are not seismically secured and equipped with either apressure/temperature relief valve and discharge pipe plumbed to the exterior, or a Watts 210 gas shut-offvalve.

Age Capacity and LocationInformational Conditions

¬ Hot water is provided by a 10 year old, 50 gallon gas water heater that is located in the garage.Gas Shut-Off Valve and ConnectorInformational Conditions

¬ The gas control valve and its connector at the water heater are functional.Shut-Off Valve and Water ConnectorsInformational Conditions

¬ The shut-off valve and water connectors on the gas water heater were visually inspected and show no signsof a leak. The shut off valve was not opened or closed at the time of inspection.

Vent Pipe and CapFunctional Components and Conditions

¬ The visible area's of the vent pipe on the gas water heater are functional.Pressure Release Valve and Discharge PipeFunctional Components and Conditions

¬ The water heater is equipped with a mandated pressure-temperature relief valve.Seismic StrapsInformational Conditions

¬ The water heater is seismically secured.Drain ValveInformational Conditions

¬ The drain valve of the gas water heater is in place and presumed to be functional.Combustion ChamberInformational Conditions

¬ The combustion chamber in the gas water heater is clean, and there is no evidence of a leak.

Water SoftenersWater SoftenersComponents and Conditions Needing Service

m We do not evaluate water softeners or associated piping as part of our inspection. We recommend thatseller verify that all work was approved and completed by qualified professionals.

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We do not evaluate water softeners or any associated plumbing as part of are inspection - Continued

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ElectricalWe evaluate electrical systems in accordance with state or industry standards, which includes identifying thetype and capacity of the service, and evaluating panels, overload conductors, wires, panel grounds, and arepresentative number of switches and outlets. However, there are a wide variety of electrical systems withan equally wide variety of components, and any one particular system may not conform to current standardsor provide the same degree of service and safety. Regardless, we are not specialists and in compliance withindustry standards we do not perform load-calculations to determine if the supply meets the demand of thehousehold. Therefore, it is essential that any service recommendations or upgrades that we make should becompleted well before the close of escrow, because a specialist could reveal additional deficiencies orrecommend some upgrades.

Main PanelGeneral Comments and DescriptionInformational Conditions

¬ Common national safety standards require electrical panels to be weatherproof, readily accessible, andhave a minimum of thirty-six inches of clear space in front of them for service. Also, they should have amain disconnect, and each circuit within the panel should be clearly labeled. Industry standards only requireus to test a representative number of accessible switches, receptacles, and light fixtures. However, weattempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able totest each one.

Size and LocationFunctional Components and Conditions

¬ The residence is served by a 200 amp, 240 volt panel, located in the garage side yard.Main PanelInformational Conditions

¬ The main panel and its components have no visible deficiencies.Components and Conditions Needing Service

m Various circuits within the main panel are not labeled but should be, so that the appropriate load calculationsand breaker sizes could be determined.

Exterior Cover PanelInformational Conditions

¬ The exterior cover for the main electrical panel is in acceptable condition.

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Interior Cover PanelInformational Conditions

¬ The interior cover for the main electrical panel is in acceptable condition.Circuit BreakersInformational Conditions

¬ There are no visible deficiencies with the circuit breakers in the main electrical panel.WiringInformational Conditions

¬ The wiring in the main electrical panel has no visible deficiencies.GroundingInformational Conditions

¬ The main panel ground is connected to the water and gas correctly.

Alarms SystemsAlarm SystemsInformational Conditions

¬ There is an alarm system in the home that we did not evaluate, and is not included as part of the homeinspection.

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Heat-A/CWe evaluate air-conditioning systems in accordance with state or industry standards, including identifyingand testing them and their components. However, there are a wide variety of heating and air-conditioningsystems, which range from newer high-efficiency ones to older low efficiency ones. Also, there are anequally wide variety of factors besides the climate that can affect their performance, ranging from the sizeof the house, the number of its stories, its orientation to the sun, the type of its roofing material, itsventilation system, and the thermal value of its insulation and window glazing. This is why our contractspecifically disclaims the responsibility of evaluating the overall efficiency of any system, because only aspecialist can credibly do so. You should also be aware that we do not evaluate or endorse any heatingdevice that utilizes fossil fuels and is not vented. The presence and use of these within a residencecommonly indicates the inadequacy of the primary heating system or its distribution. However, these andevery other fuel burning device that in not vented are potentially hazardous. Such appliances include openflames or heated elements, which are capable of igniting any of the myriad flammable materials found inthe average home. Also, even the most modern of these units can produce carbon monoxide, which in asealed or poorly ventilated room can result in sickness, debilitating injuries, and even death.

We attempt to identify and test every component, but we do not attempt to determine tonnage or dismantleany portion of a system, and we do not evaluate the following concealed components: the heat exchanger,or firebox, electronic air-cleaners, humidifiers, and in-line duct motors or dampers. Similarly, we do notcheck every register, at which the airflow may well be uneven and which will decrease proportionate to itsdistance from the blower fan on the furnace. However, the airflow and the efficiency of any system can becompromised by poor maintenance, such as by the filters not being changed regularly, which willcontaminate components within the systems. Regardless, the sellers or the occupants of a property areoften the best judges of how well a system works, and it is always a good idea to ask them about itsmaintenance history and if they have been satisfied with its performance, or you may wish to have acomprehensive evaluation by a specialist. Most systems have a design life of twenty years, but if anysystem is more than ten years old, or if poor maintenance is suspected, it would be wise to schedule acomprehensive service that includes cleaning motors, fans, ducts, and coils. Then, change the filters everytwo to three months, and schedule biannual maintenance service.

We perform a conscientious evaluation of heating and air-conditioning components, but we are notspecialists. Therefore, it is imperative that any recommendation that we may make for service or a secondopinion be completed well before the close of escrow, because a specialist could reveal additional defectsor recommend further upgrades that could affect your evaluation of the property, and our service does notinclude any form of warranty or guarantee.

Heat and AC - System 1General Comments and DescriptionInformational Conditions

¬ The residence is served by a gas-fueled heating system.Split-System Age and LocationInformational Conditions

¬ Central heat and air-conditioning are provided by a split-system, consisting of a 10 year-old furnace with anevaporator coil that is located in the attic and a 10 year old condensing coil that is located in the rear yard.

Split-System General EvaluationInformational Conditions

¬ The split-system is in the mid-range of its design life and will need to be more closely monitored, servicedbi-annually, and should have its filter changed every two to three months.

FurnaceFunctional Components and Conditions

¬ The furnace is functional.

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Vent PipeFunctional Components and Conditions

¬ The visible area's of the furnace vent pipe are functional.Gas Valve and ConnectorInformational Conditions

¬ The gas valve and connector are in acceptable condition.Return-Air CompartmentComponents and Conditions Needing Service

m The filter is dirty and should be changed soon and every two or three months. If filters are not changedregularly, the evaporator coil and the ducts can become contaminated, and can be expensive to clean.

Condensate Discharge PipeComponents and Conditions Needing Service

m The secondary condensate discharge pipe is missing its 90 degree fitting. This was observed at bothcondensate lines.

Condensing CoilInformational Conditions

¬ The condensing coil responded to the thermostat and is functional.Refrigerant LinesInformational Conditions

¬ The visible refrigerant lines are in acceptable condition.Components and Conditions Needing Service

m Ice forms on the refrigerant lines, which has multiple causes ranging from closed off registers and cloggedfilters to low refrigerant, and the system should be serviced by an HVAC contractor.

Service Disconnect at the CoilInformational Conditions

¬ The electrical disconnect at the condensing coil is functional.Differential Temperature ReadingsComponents and Conditions Needing Service

m The air-conditioning responded, but only achieved a low differential temperature split between the airentering the system and that coming out. This could indicate that the system is low on refrigerant, andshould be serviced.

ThermostatInformational Conditions

¬ The thermostat responded to normal user controls and appears operational.

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Flexible DuctsInformational Conditions

¬ The visible supply ducts are a modern, flexible type, comprised of a silver, gray or black plastic, outersleeve and a clear inner liner that encapsulates fiberglass insulation, and are in acceptable condition.

Heat and AC - System 2General Comments and DescriptionInformational Conditions

¬ The residence is served by a gas-fueled heating system.Split-System Age and LocationFunctional Components and Conditions

¬ Central heat and air-conditioning are provided by a split-system, consisting of a 10 year-old furnace with anevaporator coil that is located in the attic, and a 10 year-old condensing coil that is located in the rear yard.

Split-System General EvaluationInformational Conditions

¬ The split-system is in the mid-range of its design life and will need to be more closely monitored, servicedbi-annually, and should have its filter changed every two to three months.

FurnaceInformational Conditions

¬ The furnace is functional.Vent PipeInformational Conditions

¬ The furnace vent pipe is functional.Gas Valve and ConnectorInformational Conditions

¬ The gas valve and connector are in acceptable condition.Return-Air CompartmentComponents and Conditions Needing Service

m The filter is dirty and should be changed soon and every two or three months. If filters are not changedregularly, the evaporator coil and the ducts can become contaminated, and can be expensive to clean.

Condensing CoilInformational Conditions

¬ The condensing coil responded to the thermostat and is functional.Components and Conditions Needing Service

m The Condensing Coil has not been installed level and should be serviced by a qualified HVAC professional.

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Refrigerant LinesInformational Conditions

¬ The refrigerant lines are in acceptable condition.Electrical Disconnect at the Condensing CoilInformational Conditions

¬ The electrical disconnect at the condensing coil is functional.Differential Temperature ReadingsComponents and Conditions Needing Service

m The air-conditioning responded, but only achieved a low differential temperature split between the airentering the system and that coming out. This could indicate that the system is low on refrigerant, andshould be serviced.

ThermostatInformational Conditions

¬ The thermostat responded to normal user controls and appears operational.Flexible DuctsInformational Conditions

¬ The visible supply ducts are a modern, flexible type, comprised of a silver, dark-gray or black plastic, outersleeve and a clear inner liner that encapsulates fiberglass insulation, and are in acceptable condition.

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ChimneyWe evaluate chimneys and their components in accordance with state or industry standards. There are awide variety of chimneys, which represent an even wider variety of interrelated components that comprisethem. However, there are three basic types, single-walled metal, masonry, and pre-fabricated metal onesthat are commonly referred to as factory-built ones. Single-walled metal ones should not be confused withfactory-built metal ones, and are rarely found in residential use, but masonry and factory-built ones are acommonplace. However, significant areas of all chimney flues cannot be adequately viewed during a fieldinspection, as has been documented by the Chimney Safety Institute of America, which reported in 1992:"The inner reaches of a flue are relatively inaccessible, and it should not be expected that the distantoblique view from the top or bottom is adequate to fully document damage even with a strong light."Therefore, because our inspection of chimneys is limited to those areas that can be viewed withoutdismantling any portion of them, and does not include the use of specialized equipment, we will notguarantee their integrity and recommend that they be video-scanned before the close of escrow.

Family Room ChimneyGeneral Prefabricated Chimney CommentsInformational Conditions

¬ There are a wide variety of pre-fabricated chimneys, which are constructed on site with approvedcomponents. We perform a competent inspection of them, but we are not specialists, and our inspection ofthem is limited to those areas that can be viewed without dismantling any portion of them, and we cannotguarantee that any particular component is the one stipulated for use by the manufacturer. For instance,experience has taught us that many prefabricated chimneys have been fitted with architectural shrouds thatare not approved by the manufacturer, and which can inhibit drafting and convectional cooling. Therefore,you may wish to have a specialist evaluate the chimney before the close of escrow.

Chimney FlashingsInformational Conditions

¬ The chimney flashing's could not be viewed from the ground and were not evaluated.Weather CapInformational Conditions

¬ The visible weather cap on the chimney is in acceptable condition.Spark ArrestorInformational Conditions

¬ A functional spark arrestor is in place on the chimney.Chimney FlueInformational Conditions

¬ A complete view of the chimney flue is not possible, and you may wish to have it video scanned.FireplaceInformational Conditions

¬ The fireplace is in acceptable condition.DamperInformational Conditions

¬ The damper is functional.Gas Log StarterFunctional Components and Conditions

¬ The log starter is functional.Components and Conditions Needing Service

v The gas line at the fireplace needs to be capped. This is a safety concern and should be corrected by aqualified professional.

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The gas line at the fireplace needs to be capped - Continued

Glass DoorsInformational Conditions

¬ The fireplace glass doors are functional.HearthInformational Conditions

¬ The hearth is in acceptable condition.

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LivingIn accordance with state or industry standards, our inspection of the interior of the living space includes thevisually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representativenumber of windows and doors, switches and outlets. However, we do not evaluate window treatments, normove furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmeticdeficiencies. We may comment on the cracks that appear around windows and doors, or which follow thelines of framing members and the seams of drywall and plasterboard. These cracks are a consequence ofmovement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if theyare not correctly repaired. Such cracks can become the subject of disputes, and are therefore bestevaluated by a geologist or a structural engineer. Similarly, there are a number of environmental pollutantsthat can contaminate a home, such as asbestos, carbon monoxide, radon, and a variety of molds and fungithat require specialized testing equipment, which is beyond our expertise and the scope of our service.There are a host of lesser contaminants, such as that from moisture penetrating carpet-covered cracks inold slab floors, as well as odors from household pets and cigarette smoke that can permeate walls, carpets,heating and air-conditioning ducts, and other surfaces, and be difficult to eradicate. However, inasmuch asthe sense of smell adjusts rapidly and the sensitivity to such odors is not uniform, we recommended thatyou make this determination for yourself, and particularly if you or any member of your family suffers fromallergies or asthma, and then schedule whatever remedial services may be deemed necessary before theclose of escrow.

Main EntryFront DoorInformational Conditions

¬ The front door is in acceptable condition.Components and Conditions Needing Service

m The front doorbell does not work or missing, and should be replaced.

m The locking mechanism at the front door will need service or repairs to work properly. Refer to a qualifiedprofessional for repairs.

LightsComponents and Conditions Needing Service

m A ceiling light in the entry does not respond, and should be serviced. This could be due to a missing orburnt light bulb.

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FloorInformational Conditions

¬ The floor in the entry is tiled and has no significant defects.Walls and CeilingInformational Conditions

¬ The walls and ceiling in the entry have typical cosmetic damage.OutletsFunctional Components and Conditions

¬ The outlets in the entry that were tested are functional.Carbon Monoxide DetectorComponents and Conditions Needing Service

v It is recommended to have Carbon Monoxide Detectors installed throughout the home per the manufacturesrequirements. The state of California SB-183 requires Carbon Monoxide Detectors to be installed in homesstarting in July 2011.

LivingFloorComponents and Conditions Needing Service

m The carpeted floor is stained at area's.Walls and CeilingInformational Conditions

¬ The walls in the living room have typical cosmetic damage.Components and Conditions Needing Service

m There is a moisture stain on the living room ceiling, which you should ask the sellers to explain or haveexplored further.

OutletsFunctional Components and Conditions

¬ The outlets in the living room that were tested are functional.Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed window in the living room is functional.

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DiningFloorComponents and Conditions Needing Service

m The dining room floor is carpeted and is stained at area's.Walls and CeilingInformational Conditions

¬ The walls in the dining room have typical cosmetic damage.OutletsFunctional Components and Conditions

¬ The outlets in the dining room that were tested are functional.LightsFunctional Components and Conditions

¬ The lights in the dining room are functional.Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed window in the dining room is functional

FamilyFloorComponents and Conditions Needing Service

m The carpeted floor at the family room is stained at area's.Walls and CeilingInformational Conditions

¬ The walls in the family room have typical cosmetic damage.OutletsFunctional Components and Conditions

¬ The outlets in the family room that were tested are functional.Components and Conditions Needing Service

m Several outlets in the family room are loose or worn and should be replaced.LightsInformational Conditions

¬ Note we did not evaluate the lights in the built-in cabinets.Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed window in the family room is functional.DoorsComponents and Conditions Needing Service

m The exterior family room door is functional, but it is not weather sealed.

BreakfastFloorInformational Conditions

¬ The floor in the breakfast room is tiled and has no significant defects.Walls and CeilingInformational Conditions

¬ The walls and ceiling in the breakfast room are in acceptable condition.Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed window in the breakfast room is functional.

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LightsFunctional Components and Conditions

¬ The lights in the breakfast room are functional, and do not need service at this time.OutletsFunctional Components and Conditions

¬ The outlets in the breakfast room that were tested are functional.

LoftFlooringComponents and Conditions Needing Service

m The floor at the loft is carpet and is stained at area's.Walls and CeilingInformational Conditions

¬ The walls have typical cosmetic damage.Dual-Glazed WindowsFunctional Components and Conditions

¬ The window is functional.Components and Conditions Needing Service

m A window has a broken hermetic seal, and should be replaced. This is evident from fogging, orcondensation forming between the panes of glass, that confirm that the seal has failed.


m A ceiling light does not respond, and should be serviced.OutletsFunctional Components and Conditions

¬ The accessible outlets that were tested are functional.

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BedroomsIn accordance with state or industry standards, our inspection of bedrooms includes the visually accessibleareas of walls, floors, cabinets and closets, and includes the testing of a representative number of windowsand doors, switches and outlets. We evaluate windows to ensure that they meet light and ventilationrequirements and facilitate an emergency exit or egress, but we do not evaluate window treatments, normove furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmeticdeficiencies. It should be noted that our inspection does not include the actual testing of smoke alarms, butonly their current location or absence thereof from areas recommended by the State Fire Marshall.

Master BedroomFloorComponents and Conditions Needing Service

m The bedroom floor is carpeted and is stained at area's.Walls & CeilingInformational Conditions

¬ The bedroom walls have typical cosmetic damage.OutletsFunctional Components and Conditions

¬ The bedroom outlets that were able to be tested are functional.LightsFunctional Components and Conditions

¬ The lights in the bedroom are functional.Smoke DetectorsInformational Conditions

¬ A hardwired smoke detector in the bedroom was observed but was not tested for operation. The built in testbutton when present only verifies proper battery and horn function, but does not test smoke sensor. Wesuggest that the unit or units be tested with real or simulated smoke at move-in and that fresh batteries beinstalled as required and tested monthly as recommended by the Consumer Product Safety Commission.

DoorsFunctional Components and Conditions

¬ The bedroom door is functional.ClosetsInformational Conditions

¬ The bedroom closet and its components are functional.Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed bedroom window is functional.

Bedroom 1FloorComponents and Conditions Needing Service

m The bedroom floor is carpeted and is stained or damaged at area's.Walls & CeilingInformational Conditions

¬ The bedroom walls have typical cosmetic damage.OutletsFunctional Components and Conditions

¬ The bedroom outlets that were able to be tested are functional.

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LightsInformational Conditions

¬ The ceiling fan and light are operational.Smoke DetectorsInformational Conditions


ClosetsFunctional Components and Conditions

¬ The bedroom closet and its components are functional.DoorsFunctional Components and Conditions

¬ The bedroom door is functional.Dual-Glazed WindowsFunctional Components and Conditions



m The bedroom floor is carpeted and is stained at area's.Walls & CeilingComponents and Conditions Needing Service

m The bedroom walls have typical cosmetic damage.OutletsFunctional Components and Conditions

¬ The bedroom outlets that were able to be tested are functional.Components and Conditions Needing Service

v One of the bedroom outlets has a hot-ground reverse, and should be serviced by an electrician.


v There is an open electrical out box at the bedroom ceiling that should be sealed. This is a electrical safety

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concern that should be serviced by a qualified electrical professional.

Smoke DetectorsInformational Conditions



¬ The bedroom door is functional.ClosetsFunctional Components and Conditions

¬ The bedroom closet and its components are functional.Dual-Glazed WindowsFunctional Components and Conditions




¬ The bedroom walls have typical cosmetic damage.LightsInformational Conditions

¬ The ceiling fan and light are operational.OutletsFunctional Components and Conditions

¬ The bedroom outlets that were able to be tested are functional.Smoke DetectorsInformational Conditions

¬ A hardwired smoke detector in the bedroom was observed but was not tested for operation. The built in testbutton when present only verifies proper battery and horn function, but does not test smoke sensor. We

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suggest that the unit or units be tested with real or simulated smoke at move-in and that fresh batteries beinstalled as required and tested monthly as recommended by the Consumer Product Safety Commission.

Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed bedroom window is functional.DoorsFunctional Components and Conditions

¬ The bedroom door is functional.ClosetsFunctional Components and Conditions

¬ The bedroom closet and its components are functional.



¬ The bedroom walls have typical cosmetic damage.LightsInformational Conditions

¬ The ceiling fan and light are operational but fan wobbles.OutletsFunctional Components and Conditions

¬ The bedroom outlets that were able to be tested are functional.Smoke DetectorsInformational Conditions



¬ The bedroom door is functional.Dual-Glazed WindowsComponents and Conditions Needing Service

m The lock on the dual-glazed bedroom window is missing or does not engage, and should be serviced.

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The lock on the dual-glazed bedroom window is missing or does not engage and should be serviced - Continued

ClosetsFunctional Components and Conditions

¬ The bedroom closet and its components are functional.LocationInformational Conditions

¬ The fourth bedroom is located downstairs.

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BathroomsOur evaluation of bathrooms conforms to state or industry standards. We do not comment on cosmeticdeficiencies, and we do not evaluate window treatments, steam showers and saunas, nor do we leak-testshower pans, which is the responsibility of the termite inspector. However, because of the possibility ofwater damage, most termite inspectors will not leak-test second floor shower pans without the writtenconsent of the owners.

Master BathroomLightsFunctional Components and Conditions

¬ The bathroom lights are functional.OutletsFunctional Components and Conditions

¬ The bathroom outlets are functional and include ground-fault protection.DoorsFunctional Components and Conditions

¬ The bathroom door is functional.FloorInformational Conditions

¬ The bathroom floor is tiled and has no significant defects.Walls & CeilingInformational Conditions

¬ The walls have typical cosmetic damage that is commensurate with time and use.Components and Conditions Needing Service

m There is a moisture stain on the wall adjacent the toilet, which should be explained or explored further.

Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed window in the bathroom is functional.CabinetsFunctional Components and Conditions

¬ The bathroom cabinets are functional.Informational Conditions

¬ The bathroom cabinets have typical, cosmetic damage.

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Sink CountertopFunctional Components and Conditions

¬ The bathroom sink countertop is functional.Sink Faucet Valves & Connectors Trap & DrainFunctional Components and Conditions

¬ The bathroom sink and its components are functional.ToiletFunctional Components and Conditions

¬ The toilet is functional.Stall ShowerFunctional Components and Conditions

¬ The stall shower is functional.Components and Conditions Needing Service

m There are chips, cracks or other damage to the fiberglass walls of the shower that should be repaired orclosely monitored to forestall moisture intrusion. Refer to a qualified professional for further evaluation andpossible repairs.

m The shower door seal is missing or damaged, and should be serviced.

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Hydro-SpaFunctional Components and Conditions

¬ The hydro-spa is functional and confirmed to be on a GFCI circuit.Components and Conditions Needing Service

m Because of their design, hydrotherapy (whirlpool) tubs may retain small amounts of water within their pipingsystem containing soap film, hair, dead skin cells, body oils, dirt and anything else washed off in the bath.This retained water can become the breeding ground for mold, bacteria, viruses or other microorganisms.We recommend thoroughly disinfecting the hydrotherapy tub as per the manufacture's instructions prior touse and periodically as recommended thereafter.

m The hydro-spa drain is corroded or damaged and should be serviced or replaced.

m The access panel to the Hydro-Spa was caulked shut and could not be accessed. Note the motor or otherequipment was not inspected.

Exhaust FanFunctional Components and Conditions

¬ The bathroom exhaust fan is functional.Components and Conditions Needing Service

m Observed debris build-up on fan cover at bathroom which should be cleaned or service.

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Hallway BathroomLightsComponents and Conditions Needing Service

m The bathroom ceiling light does not respond or is missing a bulb, and should be serviced.OutletsFunctional Components and Conditions

¬ The bathroom outlets are functional and include ground-fault protection.DoorsFunctional Components and Conditions

¬ The bathroom doors are functional.FloorComponents and Conditions Needing Service

m The carpeted floor at the bathroom is stained at area's.m The vinyl floor is lifting across the face of the tub, probably due to moisture penetrating the seam.

Walls & CeilingComponents and Conditions Needing Service

m The walls have typical cosmetic damage that is commensurate with time and use.CabinetsFunctional Components and Conditions

¬ The bathroom cabinets are functional.ToiletFunctional Components and Conditions

¬ The toilet is functional.Exhaust FanFunctional Components and Conditions

¬ The bathroom exhaust fan is functional.Sink CountertopFunctional Components and Conditions


¬ The bathroom sink and its components are functional.

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Tub-ShowerFunctional Components and Conditions

¬ The tub/shower is functional.Components and Conditions Needing Service

m The tub/shower drain is corroded and will need to be replaced.m The shower diverter valve in the tub/shower is defective, and should be serviced.

Guest BathroomDoorsFunctional Components and Conditions

¬ The bathroom door is functional.FloorInformational Conditions

¬ The bathroom floor is tiled and has no significant defects.Walls & CeilingInformational Conditions

¬ The walls and ceiling are in acceptable condition.Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed window in the bathroom is functional.CabinetsFunctional Components and Conditions

¬ The bathroom cabinets are functional.Sink CountertopFunctional Components and Conditions


¬ The bathroom sink and its components are functional.Tub-ShowerFunctional Components and Conditions

¬ The tub/shower is functional.

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ToiletFunctional Components and Conditions

¬ The toilet is functional.LightsFunctional Components and Conditions

¬ The bathroom lights are functional.OutletsFunctional Components and Conditions

¬ The bathroom outlets are functional and include ground-fault protection.

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KitchenOur evaluation of the common space, which includes the kitchen, hallway, stairs, laundry, and garage, issimilar to that of the living space, and includes the visually accessible areas of walls, floors, cabinets andclosets, and the testing of a representative number of windows and doors, switches and outlets. We payparticular attention to safety standards, such as those involving electricity and the integrity of firewalls, butwe do not test portable appliances, including the supply and waste components of washing machines.

KitchenGeneral Kitchen CommentsInformational Conditions

¬ We test kitchen appliances for their functionality, and cannot evaluate them for their performance nor for thevariety of their settings or cycles. However, if they are older than ten years, they may well exhibit decreasedefficiency. Regardless, we do not inspect the following items: free-standing appliances, refrigerators,trash-compactors, built-in toasters, coffee-makers, can-openers, blenders, instant hot-water dispensers,water-purifiers, barbecues, grills, or rotisseries, timers, clocks, thermostats, the self-cleaning capacity ofovens, and concealed or countertop lighting, which is convenient but often installed after the initialconstruction and powered by extension cords or ungrounded conduits.

LightsFunctional Components and Conditions

¬ The lights in the kitchen are functional.Components and Conditions Needing Service

m Some of the under counter lights at the kitchen are not operational and should be serviced.OutletsFunctional Components and Conditions

¬ Some outlets in the kitchen that were tested are functional and include ground-fault protection.FloorInformational Conditions

¬ The floor in the kitchen is tiled and has no significant defects.Walls and CeilingFunctional Components and Conditions

¬ The walls and ceiling in the kitchen are acceptable.Dual-Glazed WindowsFunctional Components and Conditions

¬ The dual-glazed windows in the kitchen is functional.Counter TopFunctional Components and Conditions

¬ The kitchen counter top is functional.CabinetsFunctional Components and Conditions

¬ The kitchen cabinets are functional, and do not have any significant damage.Components and Conditions Needing Service

m The base of the of the kitchen cabinets have moisture stains at area's which indicate a previous leak.Recommend seller provide information regarding previous leaks or repairs that may have been made in thekitchen.

SinkFunctional Components and Conditions

¬ The enamel kitchen sink is functional.FaucetFunctional Components and Conditions

¬ The kitchen sink faucet is functional.

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Components and Conditions Needing Servicem The hand sprayer on the kitchen faucet is loose, and should be serviced by a qualified plumbing

professional.Trap and DrainFunctional Components and Conditions

¬ The trap and drain at the kitchen sink are functional.DishwasherFunctional Components and Conditions

¬ The dishwasher is functional.Garbage DisposalFunctional Components and Conditions

¬ The garbage disposal is functional.Gas Cook TopFunctional Components and Conditions

¬ The gas cook top is functional.Built-in Electrical OvenFunctional Components and Conditions

¬ The electrical oven is functional, but was neither calibrated nor tested for its performance.Exhaust Fan or DowndraftFunctional Components and Conditions

¬ The kitchen exhaust fan or downdraft is functional.Built-in MicrowaveFunctional Components and Conditions

¬ The built-in microwave is functional but we did not test it for leakage, which would require a specializedinstrument. The power of the Magnetron tubes diminishes over time, and the specific measurement of themicrowaves and their containment within the unit requires the use of specialized instruments. Therefore weonly tested the unit for operation using normal user controls and did not test for output or heating capacity.

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HallwayHallwayFloorComponents and Conditions Needing Service

m The hallway floor is carpeted and is stained at area's.LightsFunctional Components and Conditions

¬ The lights in the hallway are functional.Walls and CeilingInformational Conditions

¬ The walls or ceiling in the hallway have typical cosmetic damage.Smoke DetectorsInformational Conditions

¬ A hardwired smoke detector in the hallway was observed but was not tested for operation. The built in testbutton when present only verifies proper battery and horn function, but does not test smoke sensor. Wesuggest that the unit or units be tested with real or simulated smoke at move-in and that fresh batteries beinstalled as required and tested monthly as recommended by the Consumer Product Safety Commission.

Components and Conditions Needing Servicem Some of the Smoke Detectors are chirping throughout the home, which indicate that the batteries need to

be replaced.

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StairsStairsFloorComponents and Conditions Needing Service

m The stairway floor is carpeted and is stained at area's.Walls and CeilingComponents and Conditions Needing Service

m The walls in the area of the stairs and landing have typical cosmetic damage.Hand Rails or GuardrailsInformational Conditions

¬ The handrails at the interior stairway are functional and meet present standards.LightsComponents and Conditions Needing Service

m A ceiling light in the area of the stairs and landing does not respond, and should be serviced.

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LaundryLaundryGeneral Laundry Room CommentsInformational Conditions

¬ In accordance with industry standards, we do not test clothes dryers, nor washing machines and their waterconnections and drainpipes. However, there are two things that you should be aware of. The water supply towashing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow.Therefore, we recommend replacing old rubber hoses with modern braided stainless steel types that aremuch more dependable. You should also be aware that modern washing machines discharge a greatervolume of water than many of the older drainpipes can handle, which causes the water to back up andoverflow. The only remedy for this is to enlarge the drainpipe.


¬ The door, or doors, in the laundry room are functional.FloorInformational Conditions

¬ The floor in the laundry room is vinyl and has no significant defects.Walls and CeilingComponents and Conditions Needing Service

m The walls in the laundry room have typical cosmetic damage.v Microbial growth was noted at walls in the laundry room. Growth of this nature commonly occurs in areas

that are subject to moisture intrusion, leakage and/or inadequate ventilation. Identification of microbialgrowth is beyond the scope of our inspection. Any space, area or item exhibiting such conditions can resultin damage to the surfaces or structural components of the building and may also present a health hazard toits occupants. It is recommended that further investigation be performed by a State Certified IndustrialHygienist to confirm the presents or species of microbial growth including its potential toxicity to occupantsand what remedial action should be taken.


¬ The outlets in the laundry room that were tested are functional.LightsFunctional Components and Conditions

¬ The lights in the laundry room are functional.

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CabinetsFunctional Components and Conditions

¬ The cabinets in the laundry room are functional.Informational Conditions

¬ The floor of the sink cabinet in the laundry room is functional, but has some stains.Exhaust FanFunctional Components and Conditions

¬ The exhaust fan in the laundry room is functional.SinkFunctional Components and Conditions

¬ The sink in the laundry is functional, and does not need service at this time.FaucetFunctional Components and Conditions

¬ The laundry sink faucet is functional.Trap and DrainFunctional Components and Conditions

¬ The trap and drain lines below the laundry sink are functional.Valves and ConnectorsComponents and Conditions Needing Service

v There is a leak on the hot or cold water shut-off valve for the washer that should be repaired. Contact aqualified plumbing professional for service or repairs.

Gas Valve & ConnectorComponents and Conditions Needing Service

v The gas line for the dryer should be capped until the unit is installed. This is a safety concern that shouldbe corrected.

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The gas line for the dryer should be capped - Continued

CountertopComponents and Conditions Needing Service

m There is a separation between the counter top and the backslash that will need to be serviced.

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GarageGarageGeneral Garage CommentsInformational Conditions

¬ It is common for moisture to penetrate garages, because their slabs are on-grade. Evidence of this istypically apparent in the form of efflorescence, or salt crystal formations, that result when moisturepenetrates the sidewalls or the slab. This is also quite common if a garage is below grade, and somesidewalls are even cored to relieve the pressure that can build up behind them, and which actually promotesdrainage through the garage. Also, if there is living space above the garage, it will be seismicallyvulnerable. Ideally, the columns and beams around the garage door will be made of structural steel, but inmany residences these components are made of wood but could include some structural accessories, suchas post-straps and hold-downs, and plywood shear paneling. Regardless, we are not engineers, andrecommend that you read about this in a booklet that should have been given to you by the realtors, andyou may wish to discuss this further with a structural engineer. Garage door openings are not standard, andyou may wish to measure the opening to ensure that there is sufficient clearance to accommodate yourvehicles.


¬ The accessible outlets in the garage that were tested are functional, and include ground-fault protection.Outlets over 6 feet above grade were not evaluated.


m The garage light does not respond and has a damaged cover, and should be serviced.

Entry Door Into the HouseFunctional Components and Conditions

¬ The house entry door is solid core, or fire-rated, and self-closes in conformance with fire-safety regulations.FirewallFunctional Components and Conditions

¬ The visible area's of the garage firewall appear functional.SlabFunctional Components and Conditions

¬ The visible garage slab is in acceptable condition. Small cracks are common and result as a consequenceof the curing process, seismic activity, common settling, or the presence expansive soils, but are notstructurally threatening. Also, you may notice some salt crystal formations that are activated by moisture

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penetrating the slab.Automatic OpenerFunctional Components and Conditions

¬ The garage door opener or openers are functional. But not tested for auto-reverse functions.Garage Door and HardwareFunctional Components and Conditions

¬ The main garage door is functional.Walls and CeilingInformational Conditions

¬ The walls in the garage have typical cosmetic damage.Components and Conditions Needing Service

v Microbial growth was noted at walls of garage. Growth of this nature commonly occurs in areas that aresubject to moisture intrusion, leakage and/or inadequate ventilation. Identification of microbial growth isbeyond the scope of our inspection. Any space, area or item exhibiting such conditions can result indamage to the surfaces or structural components of the building and may also present a health hazard to itsoccupants. It is recommended that further investigation be performed by a State Certified IndustrialHygienist to confirm the presents or species of microbial growth including its potential toxicity to occupantsand what remedial action should be taken.

m There are stains on the garage walls. We could not confirm a leak, but you should have the sellers explainthis or have the source of the stain determined to your satisfaction.

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There is are stains on the garage walls that should be explained or explored - Continued

Ventilation PortsFunctional Components and Conditions

¬ The ventilation ports are functional.Garage Side DoorFunctional Components and Conditions

¬ The side door is functional, but has cosmetic damage.Substandard or other wiring issuesComponents and Conditions Needing Service

m We observed electrical circuits in the garage at walls or ceiling that do not appear to be original and may nothave be permitted or approved. Recommend seller verify that all electrical circuits or wiring in the garagehave been permitted and installed by a qualified professional.

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AtticPrimary AtticAccess Location & General ConditionInformational Conditions

¬ The attic can be accessed through a hatch at the in hallway ceiling.Method of EvaluationInformational Conditions

¬ We evaluated the attic by direct access.AccessInformational Conditions

¬ There are areas within the attic that are not accessible due to lack of access, space limitations or personalitems blocking access and these area's were not inspected.

Roof SheathingInformational Conditions

¬ The roof sheathing observed was Oriented Strand Board (OSB)FramingInformational Conditions

¬ The roof framing consists of a factor- built truss system, comprised of components called chords, webs, andstruts that are connected by wood or metal gussets nailed or glued in place. Each component of the truss isdesigned for a specific purpose, and cannot be removed or modified without compromising the integrity ofthe entire truss. The lowest component, which is called the chord and to which the ceiling is attached, canmove by thermal expansion and contraction and cause creaking sounds, which are more pronounced in themornings and evenings along with temperature changes. Such movement has no structural significance, butcan result in small cracks or divots in the drywall or plaster.

VentilationInformational Conditions

¬ Ventilation is provided by a combination of eave, dormer, turbine, or gable vents, and should be adequate.ElectricalInformational Conditions

¬ The electrical components that are fully visible appear to be in acceptable condition.Plumbing VentsInformational Conditions

¬ The drainpipe vents that are fully visible are in acceptable condition.

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Batt InsulationFunctional Components and Conditions

¬ The attic floor is well insulated with approximately nine-inches of fiberglass, batt insulation.Components and Conditions Needing Service

m Several area's of the insulation are missing, or have been moved and you may want to have the insulationset back in place. This is a concern for energy loss.

Secondary AtticAccess Location & General ConditionInformational Conditions

¬ The attic can be accessed through a hatch in the downstairs bedroom ceiling.Method of EvaluationInformational Conditions

¬ We evaluated the attic by direct access.FramingInformational Conditions

¬ The roof framing consists of a factor- built truss system, comprised of components called chords, webs, andstruts that are connected by wood or metal gussets nailed or glued in place. Each component of the truss isdesigned for a specific purpose, and cannot be removed or modified without compromising the integrity ofthe entire truss. The lowest component, which is called the chord and to which the ceiling is attached, canmove by thermal expansion and contraction and cause creaking sounds, which are more pronounced in themornings and evenings along with temperature changes. Such movement has no structural significance, butcan result in small cracks or divots in the drywall or plaster.

AccessInformational Conditions

¬ There are areas within the attic that are not accessible due to lack of access, space limitations or personalitems blocking access and these area's were not inspected.

Pest nesting observedComponents and Conditions Needing Service

v There is evidence of rodent infestation within the attic that should be evaluated for service by anexterminator. Rodents have collapsible rib cages and can squeeze through the numerous voids in the atticfloor and walls and compromise not only the attic and its various components, such as ducts, insulation, andelectrical conduits, but can eventually infest the living space as well. Rodent infestation is regarded byauthorities as a significant health hazard that should be remediated by a specialist as soon as possible.Consequently, we disclaim any further responsibility for evaluating the condition of the attic and its

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componentsVentilationComponents and Conditions Needing Service

m There are no visible ports, which is essential, and you should consult with a licensed contractor aboutcorrecting this condition.

ElectricalInformational Conditions

¬ The electrical components that are fully visible appear to be in acceptable condition.Plumbing VentsInformational Conditions

¬ The drainpipe vents that are fully visible are in acceptable condition.Batt InsulationFunctional Components and Conditions

¬ The attic floor is well insulated with approximately nine-inches of fiberglass, batt insulation.Components and Conditions Needing Service

m Some of the insulation is lifted or missing at area's. This is a energy loss concern and should be corrected.

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REPORT CONCLUSION41021 Chemin Coutet, Temecula, CA 92591

Congratulations on the purchase of your new home. Inasmuch as we never know who will be occupying orvisiting a property, whether it be children or the elderly, we ask you to consider following these generalsafety recommendations: install smoke and carbon monoxide detectors; identifying all escape and rescueports; rehearse an emergency evacuation of the home; upgrade older electrical systems by at least addingground-fault outlets; never service any electrical equipment without first disconnecting its power source;safety-film all non-tempered glass; ensure that every elevated window and the railings of stairs, landings,balconies, and decks are child-safe, meaning that barriers are in place or that the distance between the railsis not wider than three inches; regulate the temperature of water heaters to prevent scalding; make sure thatgoods that contain caustic or poisonous compounds, such as bleach, drain cleaners, and nail polishremovers be stored where small children cannot reach them; ensure that all garage doors are well balancedand have a safety device, particularly if they are the heavy wooden type; remove any double-cylinderdeadbolts from exterior doors; and consider installing child-safe locks or alarms on the exterior doors of allpool or spa properties.

We are proud of our service, and trust that you will be happy with the quality of our report. We have madeevery effort to provide you with an accurate assessment of the condition of the property and its componentsand to alert you to any significant defects or adverse conditions. However, we may not have tested everyoutlet, and opened every window and door, or identified every minor defect. Also because we are notspecialists or because our inspection is essentially visual, latent defects could exist. Therefore, you shouldnot regard our inspection as conferring a guarantee or warranty. It does not. It is simply a report on thegeneral condition of a particular property at a given point in time. Furthermore, as a homeowner, you shouldexpect problems to occur. Roofs will leak, drain lines will become blocked, and components and systemswill fail without warning. For these reasons, you should take into consideration the age of the house and itscomponents and keep a comprehensive insurance policy current. If you have been provided with a homeprotection policy, read it carefully. Such policies may only cover insignificant costs, such as that of rooterservice, and the representatives of some insurance companies may deny coverage on the grounds that agiven condition was preexisting or not covered because of a code violation or manufacture's defect.Therefore, you should read such policies very carefully, and depend upon our company for any consultationthat you may need.

Thank you for taking the time to read this report, and call us if you have any questions or observationswhatsoever. We are always attempting to improve the quality of our service and our report, and we willcontinue to adhere to the highest standards of the industry and to treat everyone with kindness, courtesy,and respect.

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TABLE OF CONTENTS

CONFIDENTIAL INSPECTION REPORT 1GENERAL INFORMATION 2SCOPE OF WORK 3Structural 4

Structural Elements 4Slab Foundation 4

Exterior 6Wall Covering 6Grading and Drainage 9Exterior Features 10Site & Other Observations 12

Roof 14Concrete Tile Roof 14

Plumbing 17Potable Water Pipes 17Waste & Drainage Systems 18Gas Main and Gas Piping 18Gas Water Heaters 19Water Softeners 19

Electrical 21Main Panel 21Alarms Systems 22

Heat-A/C 23Heat and AC - System 1 23Heat and AC - System 2 25

Chimney 27Family Room Chimney 27

Living 29Main Entry 29Living 30Dining 31Family 31Breakfast 31Loft 32

Bedrooms 33Master Bedroom 33Bedroom 1 33Bedroom 2 34Bedroom 3 35Bedroom 4 36

Bathrooms 38Master Bathroom 38Hallway Bathroom 41Guest Bathroom 42

Kitchen 44Kitchen 44

Hallway 46Hallway 46

Stairs 47

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Stairs 47Laundry 48

Laundry 48Garage 51

Garage 51Attic 54

Primary Attic 54Secondary Attic 55

REPORT CONCLUSION 57TABLE OF CONTENTS 58

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inland home inspections inc. · 2020-06-11 · inland home inspections inc. 32875 el centro lane...

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