property inspection reporthip-user-files.s3.amazonaws.com/ghart1/5610_laurel... · 3/9/2017 ·...

Advanced Group Property Inspection CompanyProperty Inspection Report

Cover Page

5610 Laurel Bluff Pl., Agoura Hills, CAInspection prepared for: Peter Fong

Real Estate Agent: Elizabeth Keener - Sotheby's

Date of Inspection: 3/9/2017

Inspector: Gary Hart1013 1/2 Central Ave., Glendale, CA 91204

Phone: 626-241-7989Email: [email protected]

Advanced Group Property Inspection Company 5610 Laurel Bluff Pl., Agoura Hills, CA

Page 1 of 75

The Home Inspector Shall Observe The Following: Exterior: Wall cladding, flashing, and trim; Entryway doors and a representative number of windows; Garage dooroperators; Decks, balconies, stoops, steps, area ways, porches and applicable railings; Eaves, soffit, and fascia; andVegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on thecondition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and arepresentative number of windows; Operate garage doors manually or by using permanently installed controls for anygarage door operator; Report whether or not any garage door operator will automatically reverse or stop when meetingreasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The homeinspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonalaccessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote controltransmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths,swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detachedbuildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to:Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.Gutters and subsurface drains are not water tested for leakage, blockage. Plumbing: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures andfaucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain,waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including:water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; supplypiping, venting, and supports; leaks. The home inspector shall describe: Water supply and distribution piping materials;Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. Thehome inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house,except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State theeffectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private;Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets;Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-sitewaste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage;Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of propermaterials. Electrical: Service entrance conductors; Service equipment, grounding equipment, main over current device, and mainand distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over currentdevices, and the compatibility of their ampacities and voltages; The operation of a representative number of installedceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exteriorwalls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in thegarage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; andSmoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials;Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shallreport any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smokedetectors, and operate their test function, if accessible, except when detectors are part of a central system. The homeinspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over currentdevice except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the coversof the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors,or carbon monoxide detectors; Telephone, security, cable TV, intercom, or other ancillary wiring that is not a part of theprimary electrical distribution system; or Built-in vacuum equipment. Heating System: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents,where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, withsupports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat sourcein each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. Thehome inspector shall operate the systems using normal operating controls. The home inspector shall open readilyopenable access panels provided by the manufacturer or installer for routine homeowner maintenance. The homeinspector is not required to: Operate heating systems when weather conditions or other circumstances may causeequipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior offlues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to


Page 2 of 75

the various rooms. Extinguished pilot lights are not lit by the Inspector. Air Conditioner: Central air conditioning and permanently installed cooling systems including: Cooling and air handlingequipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, withassociated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed coolingsource in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The homeinspector shall operate the systems using normal operating controls. The home inspector shall open readily openableaccess panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is notrequired to: Observe window air conditioners or operate cooling systems when weather conditions or othercircumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity oradequacy of cool air supply to the various rooms. Roofing: Roof covering; Roof drainage systems; Flashing; Skylights, chimneys, and roof penetrations; and Signs of'leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof coveringmaterials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on theroofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings andskylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to finda leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used inyour further inspection or repair issues as it relates to the comments in this inspection report. This report is an opinion ofthe general quality and condition of the roof. The Inspector can not, and does not offer an opinion as to whether the roofhas leaked in the past or is subject to future leaks. Interior: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number ofinstalled cabinets; and A representative number of doors and windows. The home inspector shall: Operate arepresentative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into thebuilding or signs of abnormal or harmful condensation on building components. The home inspector is not required toobserve: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies,blinds, or other window treatments. Mold Evaluation: This is not a Mold or Fungus inspection. It is advised to have a Mold specialist examine the propertyand structure and and do a complete inspection to determine the presence or absence of any Mold that may affect thehealth and safety of the occupants. It is typical when a building is remodeled or repairs are undertaken that additionalproblems may surface that were not noted on the inspection report. This is to be expected as walls, floors and ceilingsare opened up during the work/remodel to reveal areas that were not accessible during the inspection. Any remodelingwork undertaken on property should be expected to reveal some possible hidden issues and it is recommended thatadditional sums be set aside for this purpose. Bathrooms: Bathroom functions of the following bathroom fixtures: sinks, faucets, drains, toilets, tubs, showers, exhaustfans and heaters, wall and ceiling lights, GFCI outlets Kitchen: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven;Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven.The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibrationor automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate:Appliances in use; or Any appliance that is shut down or otherwise inoperable. Foundation: Observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. Thehome inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure,roof structure. The home inspector shall enter under floor crawl spaces, basements, and attic spaces except whenaccess is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected;Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful waterpenetration into the building or signs of abnormal or harmful condensation on building components. The home inspectoris not required to: Enter any area or perform any procedure that may damage the property or its components or bedangerous to or adversely effect the health of the home inspector or other persons. Structural comments are of theconditions observed at the time of the inspection are the opinion of the inspector(who is not a structural engineer and or


Page 3 of 75

foundation contractor). For expert evaluation of the structure (foundation, walls, framing, anchoring/retrofitting...) werecommend to hire a qualified structural engineer and or foundation contractor/expert. We may not comment on minordeficiencies such as commonplace settlement cracks in the stem walls and slight deviations from plumb and level in theintermediate floor framing. There is no absolute standard for evaluating cracks, but those that are less than 1/4" aregenerally not regarded as structurally relevant.

It is always recommended to refer to the disclosure statement on the inspected property regarding any knownissues or previous repairs.


Page 4 of 75

General Information and Comment Key:

A Home inspection is a non-invasive visual examination of a residential dwelling performed for a fee

which is designed to identify observed material defects within specific components of said dwelling.

Components may include any combination of mechanical, structural, electrical, plumbing or other

essential systems or portions of the home, as identified and agreed to the Client and Inspector prior

to the inspection process. A home inspection is intended to assist in evaluation of the overall

condition of the dwelling. The inspection is based on observation of the visual and apparent condition

of the structure and its components on the date of the inspection and not the prediction of future

conditions. A home inspection will not reveal every concern that exist or could exist, but only those

material defects observed on the day of the inspection. A material defect is a condition with a

residential real property or any portion of it that would have a significant adverse impact on the value

of the real property or that involves an unreasonable risk to people on the property. The fact that a

structural element, system or subsystem is near, at or beyond the end of the normal useful life of

such a structural element, system or subsystem is not by itself a material defect. An inspection report

shall describe and identify in written format the inspected systems, structures and components of the

dwelling and shall identify material defects observed. Inspection reports may contain

recommendations regarding conditions reported or recommendations for correction, monitoring or

further evaluation by professionals. The following definitions of comment descriptions represent this

inspection report. All comments by the inspector should be considered before purchasing this home.

Any recommendations by the inspector to repair or replace suggests a second opinion or further

inspection by a qualified contractor. All costs associated with further inspection fees and repair or

replacement of item, component or unit should be considered before you purchase the property.

Please read the entire report - Including photos and related comments for all items.

Black Text- Denotes observations and information regarding the condition of the systems and

components of the structure. This includes comments of deficiencies which are less than significant;

or comments which further expand on a significant deficiency; or comments of recommendations,

routine maintenance, tips, and other relevant resource information.

Bold Text- Denotes a comment of a significant defect or finding in components and/or conditions

which needs relatively quick attention, repair, or replacement. We recommend to hire a qualified

contractor, specialist(s), or technician(s) for further evaluation and repairs for items listed in the

report. These comments are also duplicated at the report summary page(s).

All Recommendations for further evaluation and repairs must be performed before expiration

of your Contingency Period and Before the Close of Escrow.


Page 5 of 75

Inspection Details

1. Style Of BuildingSingle Family Dweling

2. Age Of BuildingOver 30 Years

3. Client Attendance• Not Present

4. Weather• Clear

5. Temperature• Over 65

6. Rain In The Last Three Days• No

7. Resident Status• House Was Occupied at The Time

8. Add On/Alterations• There were No Additions and/or alterations to the property that we know of. Recommend to checkthe records/ permits.


Page 6 of 75

Exterior

1. Eaves, Soffits, and FasciaObservations:

1.1. Age defects,peeling paint and/or moisture stains/ damage were noted at the eaves andfascia. Recommend further evaluation/repairs by a qualified Structural Pest Inspector and/orContractor.

1.2. Weathered/twisted/worn fascia boards noted. Have it checked by a qualified StructuralPest Inspector/Contractor for possible repair/replacement.

2. Wall Cladding, Flashing, and TrimType:• Stucco• With Common Cracks/ Age Defects


Page 7 of 75

3. Window Trim and Sills (Exterior)Window Type:• Aluminum• Dual Pane• Single PaneObservations:

3.1. Dual pane windows noted. It is not always possible to determine fogging of this type ofwindow due to temperature changes, etc. Check with the seller for any know defects/repairers.

4. Doors (Exterior)Door Type:• Wood• Wood/GlassObservations:

4.1. Damaged screen noted at screen door.


Page 8 of 75

5. Decks, Balconies, Steps/Stairs, and RailingsType:• Waterproofed Deck(s)Observations:

5.1. No major damage found at deck cover at the time(FYI). Check the records for any knownissues/repairs regarding the deck cover.

6. Steps, Stairs, RailingsMaterials:• Brick• WoodObservations:

6.1. Railings are recommended at all stair locations of three or more steps as a safetyupgrade. Have it repaired by a Qualified Contractor.


Page 9 of 75

7. Porch/Patio and CoversObservations:

7.1. Water stains/damage noted at patio framing/wood . Have it checked and repaired by aQualified Contractor/Structural Pest Inspector.


Page 10 of 75

Grounds

1. Driveway and WalkwaysType:• Concrete• BrickObservations:

1.1. Common Settlement type Cracks present at driveway/sidewalk surfaces.

2. Vegetation, Grading, and DrainageObservations:

2.1. Subsurface drains noted - Not tested at this inspection. Check with the seller for anyknown defects/repairs and or have it tested/scoped.


Page 11 of 75

3. Yard Sprinkler SystemObservations:

3.1. Yard Sprinkler systems/ automatic timers are not tested and are not a part of this inspection(most of the pipes, spray heads installed underground). Check with the seller for any known defects/repairs of the system. We inspect type of pipes used for sprinkler system and report when old,galvanized pipes are present. We report location of the sprinkler heads and damage they cause tothe structure.

3.2. Leaks noted at sprinkler valves - recommend to have them checked and repaired.

3.3. Exposed PVC type pipes noted at the sprinkler system which is subject to UV raydamage - have it covered/ sealed. Sprinkler systems are not a part of this inspection,Information provided as a courtesy.

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


Page 12 of 75

4. Fencing and GatesType:• Wrought Iron• Wrought Iron Gates• Masonry / Block WallObservations:

4.1. Rust noted at wrought iron fencing at rear elevation.


Page 13 of 75

5. Retaining and Garden WallsObservations:

5.1. Retaining walls: no major cracks/damage found at the time.(FYI)

6. Other/FeaturesObservations:

6.1. Water fountain(s) noted. Not a part of this inspection. Check the records.Missing GFCI outlet noted - recommend to install. Have it checked and installed by a qualifiedelectrician.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


Page 14 of 75

Plumbing

1. Interior Drain, Waste, and Vent SystemsDrain Line Type(s):• ABS• Not fully visible• Sewer pipes installed underground - type unknown.Observations:

1.1. All the tested plumbing fixtures drained properly at the time of inspection.(FYI)

1.2. Most of the vent pipes are installed in the walls and not readily visible at this typeinspection. Very often when house/ building is remodeled and or altered vent pipes/systemsare not properly installed and or missing. Recommend to check the records/ permits. Thewaste lines that go out to the sewer system are installed underground and are not visible.Their condition is unknown. The only way to determine what is going on with them is tohave them checked out with a camera by a qualified specialist to determine their truecondition/ needed repairs. Video inspection of the sewer / waste pipes is recommended bythis Property Inspection Company. Most of the plumbing pipes not visible at this inspection.Check the records for any known defects/repairs.

Clean Out

2. Water Main LineType & Location:• CopperWater Pressure (PSI):• Water pressure was below 80 psi (FYI)Observations:

2.1. Water main; Most of the water piping is located under ground - Not visible to comment.Check the records for any known defects/ repairs.Hose Bibs: Missing anti-siphon valve at hose bibs (An anti-siphon (or, anti-siphon) valve is adevice that prevents liquid from returning to the line from which it came if a siphon actionoccurs). Recommend to install.

Definition

Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines.


Page 15 of 75

3. Interior Water Supply and DistributionSupply Line Type(s):• Copper• Not Fully VisibleObservations:

3.1. Most of the plumbing pipes were not visible at this inspection. Check the records forany known defects/repairs.

4. Fuel SystemObservations:

4.1. Capped gas line noted at rear of home.(FYI)

4.2. Gas meter(s) - Seismic shut off was not present at the time of inspection. Recommendto install. Have it checked by a qualified plumber and or retrofitter.

5. OtherObservations:

5.1. The majority of the water supply pipes, waste lines and gas lines are underground, inwalls or installed in concealed parts of the structure and thus are not visible. Their conditioncannot be determined and no representation is made as to their status. Check the records for any known defects and or repairs. As of January 1, 2017, building standards/state law require that flow rates for fixtures inthe home not exceed 1.6 gpf for toilets, 2.2 gpm for faucets and 2.5 gpm for shower heads. Itis beyond the scope of the inspection to determine the flow rates of the plumbing fixtures inthe home. Refer to seller and or have it checked by a qualified specialist.


Page 16 of 75

Water Heater

1. Water HeaterType and Size:• Gas• 50 GALAge:• 6 YEARS OLDObservations:

1.1. The adequacy or efficiency of the hot water heater cannot be determined in a limitedtime visual inspection. It is not known how hot the water will get or how long it will last (thisis many times a matter of personal preference).

2. VentingObservations:

2.1. Most of the vent pipe is inside the wall and or not visible at this inspection to comment. Checkthe records for any known defects / repairs.

3. Fuel/Power SupplyObservations:

3.1. Gas line at water heater without sediment trap. Lack of trap may void warranties - checkwith your Home Warranty provider. Recommend to have it checked and installed by a qualified plumber.


Page 17 of 75

4. TPR Line & ValveObservations:

4.1. TPR terminates at exterior of home.(FYI)

5. Enclosure and PlatformObservations:

5.1. Water heater lacks a catch pan with exterior routed line. Recommend to install.


Page 18 of 75

Electrical System

1. Service Entrance ConductorsService Type:• Below Ground ServicePanal Capacity:• 200 Amp Main Service

2. Main PanelMain Panel Type:• Circuit BreakersObservations:

2.1. No major defects, damage found at Main panel and wiring at the time(FYI).


Page 19 of 75

3. Branch Circuit ConductorsMaterials:• Copper• Romex• Flex Tubes• Not Fully VisibleObservations:

3.1. Most of the electric wiring is enclosed within the walls and ceilings and other parts of thestructure. It is not visible and its condition cannot be fully determined. No representation is made asto its status.

4. Exterior Lights, OutletsObservations:

4.1. Garden lights/transformers, timers not part of this inspection. Check with the seller foroperation/care and or have it checked by a qualified electrician.

5. Operation of GFCI OutletsObservations:

5.1. Recommend to have GFCI outlets in all wet locations as a safety upgrade, and to testthem periodically. Have it checked and fixed/installed by a qualified electrician.


Page 20 of 75

6. Interior Fixtures, OutletsObservations:

6.1. Electrical covers (switch, outlets, junction boxes, etc) not removed as part of thisinspection - Inspection of the wiring is limited to Main panel. For a more in depth inspectionrecommend to hire a qualified electrician.

6.2. House was occupied at the time - Some of the outlets were not visible/accessible at thetime to test. Check the records for any known defects/repairs Ceiling fan(s) noted at theinspected property.

6.3. Loose electrical switch/outlet box noted at kitchen under the sink cabinet. Have itchecked and repaired by a qualified electrician

7. Smoke and Carbon DetectorsObservations:

7.1. Smoke and Carbon Monoxide detectors, fire alarms/ systems not inspected. Beyond thescope of this inspection.Recommend to have functional smoke and carbon monoxide detectors perCity/Manufacturers requirements and test them periodically. THIS IS A HEALT/ SAFETYCONCERN.

7.2. Recommend to install carbon monoxide detectors per City/Manufacturers requirementsand test them periodically.

7.3. Recommend to have operational smoke detectors in bedrooms and hallways and to testthem periodically.


Page 21 of 75

8. Door BellObservations:

8.1. Door bell was functional at the time(FYI)

9. Low Voltage SystemsObservations:

9.1. Low Voltage systems (phone, cable, security, intercom, sound...) not part of thisinspection. Check with the seller, builder and a qualified specialist.


Page 22 of 75

Garage

1. Garage/ParkingMaterials:• Attached

2. Garage Vehicle Door(s)/Reverse SensorsGarage Door Type:• Wood• Tilt Up TypeAuto Reverse Sensors:• Present• OperationalObservations:

2.1. Sensors are in place and will reverse the door.(FYI)

2.2. Double door with automatic opener. Single door is manual operation.

2.3. Moisture damage/peeling paint noted at garage doors. Recommend to have it checkedby a Qualified Structural Pest Inspection Company/Contractor.


Page 23 of 75

3. FloorsObservations:

3.1. Common cracks up to 1/4" were found on the garage floor.

3.2. Flooring/walls of the garage was not fully visible at the time of inspection due tobelongings or floor covering. Have it checked at Your final walk through.

4. Walls/FirewallObservations:

4.1. No major cracks/damage/holes noted at the time at visual part of the garage(FYI).

4.2. Not fully visible due to belongings. Have it checked when accessible.


Page 24 of 75

5. Ceiling and FramingObservations:

5.1. Ceiling joists were not visible to comment at the time - Check the records for any knowndefects/ repairs.

6. Garage To Exterior DoorObservations:

6.1. Moisture damage/patching noted at exterior door and trim. Recommend to have itchecked/repaired by a Qualified Structural Pest Inspection Company/Contractor.

6.2. Recommend to install threshold to prevent water seepage.


Page 25 of 75

7. Garage ElectricObservations:

7.1. Recommend GFCI protected electrical outlets as a safety upgrade.

8. Garage FeatureObservations:

8.1. Parking bollards were installed at the garage to prevent damage to appliances.


Page 26 of 75

Roofing

1. Roof PicturesMaterials:• Concrete Tiles• Hip RoofMaterials:• Ladder• Concrete/Clay Roofing - Not Walked OnObservations:

1.1. We recommend an annual inspection/service/maintenance of the roofing material andit's components to prevent leaks and/or damage.This is a limited visual inspection - The home inspector cannot warranty the roof to be freefrom leaks in the past or in the future.Check the records/seller regarding service records/maintenance and any known defects orissues with the roof cover.


Page 27 of 75

2. Roof Tiles(Concrete/Clay/Slate...)Observations:

2.1. No major deterioration at roof cover noted at the time. Check the records/warranties.

2.2. Cracked/loose roof tiles noted. Have it checked and repaired/replaced by a QualifiedRoofer.

3. FlashingsObservations:

3.1. Recommend to re-seal at flashings as a part of routine maintenance.

3.2. Missing roof edge metal noted - poor workmanship. Recommend to install. Have itchecked and repaired/replaced by a Qualified Roofer.

3.3. Loose/Lifted Flashing noted. In need of repair. Have it checked and repaired/replaced bya Qualified Roofer.


Page 28 of 75

4. Roof Drainage SystemsDrainage Type:• Partial Gutter SystemObservations:

4.1. Below ground drain lines for downspouts noted- No tests done at this inspection- Unable todetermine if drains will function properly. Check with the seller about drainage and or have it tested.

4.2. House without proper/full gutter system. Recommend adding gutters and downspout(s)for proper drainage. Have it checked and installed by a qualified roofer.

4.3. Gutters are full of debris in areas and need to be cleaned. The debris in gutters can alsoconceal rust, deterioration or leaks that are not visible.

5. Roof VentsVentalilation Type:• Dormer Type


Page 29 of 75

6. ChimneyNumber Of Units:• OneChimney Type:• Wood Frame / Stucco CoverObservations:

6.1. Chimney/ flue(s) are not fully visible at this inspection. Video inspection of the chimneyflue by qualified Chimney Inspector is a Must. This is a limited inspection at readily visibleareas of the chimney. For more detailed inspection Recommend to Hire a qualified ChimneyInspector. This is a safety and fire hazard concern.


7.1. The roof has been inspected at a time when it was not raining. Since one of the purposeof the roof is to repel water this could not be observed and verified as occurring in all cases.Therefore the roof has not been tested under wet conditions and how it performs in thesecondition is unknown. No warranty is made that it will not leak when it is under a wetcondition.


Page 30 of 75

Heating & Cooling System

1. Heating System OperationHeating Type and # of Units:• Forced Air Gas• OneHeating Size/ Age• 110.000 BTU• 13 Years OldObservations:

1.1. Recommend to check the service history with the Seller and to have the unit serviced by aqualified HVAC Contractor if not performed in the past year. Air flow is not a part of this inspection.Recommend to check the disclosures regarding day to day functionality. No service tags noted.This is a limited Visual Inspection - Recommend to have the unit evaluated by a qualified HVACContractor. Annual service/ evaluation is recommended with gas fired furnaces.

1.2. Unit operated at heat mode at the time(FYI).


Page 31 of 75

2. VentingObservations:

2.1. Vent pipe is not fully visible at this inspection to comment. Check the records for any knowndefects/repairs.

3. Air FilterFilter Type:• Disposable Air Filter• Filter Needs Replacement/CleaningObservations:

3.1. Air filters should be changed or cleaned regularly according to Manufacturer'sinstructions.Air flow/balance is not a part of this inspection. Recommend to check with the seller aboutair comfort/distribution.

4. Distribution SystemsDistribution Type:• Insulated Vinyl Air DuctsObservations:

4.1. We conduct a limited visual inspection of the distribution system components andcomment on any defects found. Air flow, distribution, duct sizing and comfort is not a partof this inspection, these require testing by a Qualified HVAC Technician. Temperature ischecked at the registers to determine heating/cooling function. Check with the seller for anyknown defects/issues with air flow and distribution and or have it checked by a QualifiedTechnician.

4.2. Dark marks noted at air grills- Indicates dirty ducts, dirty coil, and filter. Have itchecked/repaired/replaced by a Qualified Technician.

4.3. Damaged insulation wrap noted at ducting in the attic. Have it checked/repaired by aQualified Technician.


Page 32 of 75

5. A/C Type, Size, & AgeA/C Type, Size, & Age:• Air Conditioner Unit• 5 Ton• 14 Years OldPower Source & Number Of Units:• Split System Central AC• One

6. A/C CompressorObservations:

6.1. Unit operated at Cool mode at the time.(FYI)

6.2. Recommend to check the service history with the Seller and to have the unit servicedby qualified HVAC Contractor if not performed in the past year. No service tags noted at theunit. Air flow/balance is not a part of this inspection. Recommend to check the disclosuresregarding day to day functionality.


Page 33 of 75

7. Refrigerant LineObservations:

7.1. Missing insulation at refrigerant line in the attic- Leak hazard. Recommend to correct.

8. Evaporator CoilObservations:

8.1. Coils are not visible at this inspection to comment. Periodic care/ service recommended.

9. A/C Condensation LineObservations:

9.1. A/C condensation line drains at foundation - Poor location. Recommend to upgrade.

9.2. Secondary condensation line was capped at the time (Improper) - Correction by aqualified specialist recommended.

Definition

Abbreviation for air conditioner and air conditioning


Page 34 of 75

10. Thermostat(s)Observations:

10.1. Thermostat was operational at the time of inspection.(FYI)


11.1. This is a limited visual inspection of HVAC SYSTEM. For more detailed inspection ofthe components such as air flow, sizing, refrigerant lines/ pressure, high temp switchesetc... Recommend to hire a qualified specialist for more detailed inspection/ evaluation.


Page 35 of 75

Interior

1. CeilingsCeiling Type(s):• Sheetrock• Wood• Wood BeamObservations:

1.1. Common cracks were noted at the ceilings.

2. WallsWall Type(s):• Sheetrock• WallpaperObservations:

2.1. House was occupied at the time of the inspection (walls were not fully visible)-Recommend to check the records for any known defects/repairs.

2.2. Wallpaper is installed on the walls, unable to determine condition of the walls behindthe coverings.


Page 36 of 75

3. FloorsFloor Type(s):• Carpet• VinylObservations:

3.1. House was occupied at the time of the inspection (floors were not fully visible)-Recommend to check the records for any known defects/repairs. Squeaky sub floors atvarious areas noted at the time.

3.2. Trip hazards noted due to differing flooring material heights.

4. Interior DoorsDoor Type(s):• Wood• Hollow Core• Aluminum Sliding TypeObservations:

4.1. Recommend to install door stops to prevent wall damage.

4.2. Damaged screen noted at master slider. Have it checked and repaired/replaced by aqualified electrician

4.3. Entrance door needs adjustment. Have it checked and repaired by a qualified specialist

4.4. Loose hardware noted at family room sliding door. Have it checked and repaired by aqualified specialist


Page 37 of 75

5. Interior WindowsObservations:

5.1. Dual pane windows noted. It is not always possible to determine fogging of this type ofwindow due to temperature changes, etc. Check with the seller for any know defects/repairs.

5.2. Worn window rollers noted - have it checked/ repaired.

5.3. Common age defects were noted to windows at the time of inspection.

5.4. Water Stains/damage noted at kitchen area window frame due to seepage from exterior.Have it checked/ repair by a qualified contractor.

5.5. Fogged glass noted at kitchen area window. Have it checked by a qualified contractor.


Page 38 of 75

6. FireplaceNumber Of Fireplaces:• OneType Of Unit:• Prefabricated• Vented Gas LogsObservations:

6.1. We conduct a limited visual inspection of readily visible and accessible areas of thefireplace and chimney. A complete chimney Inspection by a qualified Inspector is requiredin all cases. We recommend a further and complete evaluation by a qualified ChimneyInspector (this is a safety and fire concern). Video inspection of the flue by qualifiedChimney Inspector is recommended.

6.2. Recommend further and complete evaluation by qualified Chimney Inspector (This is asafety and fire concern).

6.3. Missing high heat caulk at the gas pipe penetration point. Recommend to have itsealed- Fire hazard/ concern.

6.4. Fireplace: Gas was operational at the time. Recommend to keep damper at openposition for safety. Keep the doors at open position when fireplace in use- Safety/firehazard/concern.


Page 39 of 75

7. Steps, Stairways, and Railings

8. Laundry ServiceDryer Type:• Electric 220V Dryer TypeDrain Size:• 1 1/2" Diameter (undersized)Observations:

8.1. View behind the equipment was limited due to equipment location / space restrictions.Appliances are not removed at this type of inspection. There can be damage/defects notvisible as a result. We recommend to check the records/seller regarding any knowndefects/issues.Laundry machines and drainage are not part of this inspection. Machines area not tested atthis inspection. We inspect and report installation defects. Check with the seller aboutfunctionality of the machines. Water pipes and drainage is not tested at this inspection. Check with the seller and or haveit tested.


Page 40 of 75

9. Interior FeaturesFeature Type:• Wet Bar/Sink• Wine Cooler - Not part of this inspectionObservations:

9.1. Bar sink and faucet was functional at the time.(FYI)

9.2. Missing GFCI type outlet at Bar area noted. Recommend to install - Safety Concern.


Page 41 of 75


10.1. This is not a Mold or Fungus inspection, it is advised to have a Mold specialist examinethe property and structure and do a complete inspection to determine the presence orabsence of any Mold that may affect the health or safety of the occupants. It is typical whena building is remodeled or repairs are undertaken that additional problems surface that werenot noted on the inspection report. This is to be expected as walls, floors and ceilings areopened up during the work to reveal areas that were not accessible during the inspection.Any remodeling work undertaken on property should be expected to reveal some of theseproblems and it is recommended that additional sums be set aside for this purpose.

10.2. It is typical when a building is remodeled or repairs are undertaken that additionalproblems surface that were not noted on the inspection report. This is to be expected aswalls, floors and ceilings are opened up during the work to reveal areas that were notaccessible during the inspection. Any remodeling work undertaken on property should beexpected to reveal some of these problems and it is recommended that additional sums beset aside for this purpose.


Page 42 of 75

Kitchen

1. Kitchen PicturesGeneral Pictures• Kitchen was remodeled at the time- Recommend to check the records/permits.• Appliances are not removed at this type of inspection. There can be damage/defects notvisible as a result. We recommend to check the records/seller regarding any knowndefects/issues.


Page 43 of 75

2. Cabinets and Counter TopsCabinets Type:• WoodCounter Top Type:• Granite

3. SinksObservations:

3.1. Sink faucet was functional at the time(FYI)

4. Food Waste DisposerObservations:

4.1. Unit operated at the time. (FYI)


Page 44 of 75

5. DishwasherObservations:

5.1. Dishwasher operated at the time. Appliances are not removed at this type of inspection. There can be damage/defects notvisible as a result. We recommend to check the records/seller regarding any knowndefects/issues.

6. Ranges/Oven/Cook TopsOven & Cook Top Type:• Gas Cook Top• Electric OvensObservations:

6.1. Oven was operational at the time.(FYI)

7. Range HoodRange Hood Type:• VentedObservations:

7.1. Operational at the time. (FYI)

8. MicrowaveObservations:

8.1. Microwave noted - not part of this inspection. Check with the seller. Proper operationand or microwave leak is not part of this inspection. We turn the unit on and off and checkfor visual damage.

9. Kitchen FeaturesFeatures Type:• RefrigeratorObservations:

9.1. Refrigerator is not part of this inspection. Recommend to check the records with the sellerfor any known defects/ repairs. Appliances are not removed at this type of inspection. There can be damage/defects notvisible as a result. We recommend to check the records/seller regarding any knowndefects/issues.


Page 45 of 75


10.1. Recommend to install GFCI type outlets in the kitchen as a safety upgrade.


Page 46 of 75

Bathroom # 1

1. Bathroom # 1Location:• Master BathroomFixtures:• Toilet, Sink(s), Tub, Shower• Without Exhaust Fan (window) type• Heat LampObservations:

1.1. Recommend to re-caulk at fixtures/ trims/ enclosures as routine maintenance.


Page 47 of 75

2. Sink(s), Faucets

3. Cabinets, FloorsObservations:

3.1. Cabinet drawers with open guide type (without stop, drawer and can slide out ofcabinet). Recommend to upgrade for safety.

3.2. Bathroom floors covered with carpet - Not recommended. Recommend to install hardsurface type material.

4. BathtubObservations:

4.1. Missing tub stopper noted. Have it checked and installed.


Page 48 of 75

5. Shower

6. ElectricalObservations:

6.1. GFCI type outlet(s) noted(FYI). Recommend to test it periodically.

7. Exhaust Fan, HeaterObservations:

7.1. Recommend to install exhaust fan for proper removal of the moisture. Have it checkedand installed by a qualified specialist(s).


Page 49 of 75


Page 50 of 75

Bathroom # 2

1. Bathroom # 2Location:• Upper Hallway BathroomFixtures:• Toilet, Sink(s), Tub• Without Exhaust Fan (window) typeObservations:

1.1. Recommend to re-caulk at fixtures/ trims/ enclosures as routine maintenance.


Page 51 of 75


2.1. Cabinet drawers with open guide type (without stop, drawer and can slide out ofcabinet). Recommend to upgrade for safety.



3.1. Recommend to install GFCI type outlet at Bathroom(s) and test it periodically. This is asafety upgrade.




Page 52 of 75

Bathroom # 3

1. Bathroom # 3Location:• Lower Hallway BathroomFixtures:• Toilet, Sink(s), Tub• Without Exhaust Fan (window) type



3. Shower


Page 53 of 75


4.1. GFCI type outlet(s) noted(FYI). Recommend to test it periodically.




Page 54 of 75

Attic

1. Attic Access LocationObservation Method:• CrawledAttic Info:• Scuttle HoleObservations:

1.1. Attic access located at master bedroom closet.

2. Roof Structure and AtticRoof Type:• Engineered Wood TrussCeiling Type:• Ceiling Joists• Not Fully Visible Due To InsulationObservations:

2.1. Common dry moisture staining was noted to the structure at the time of inspection,Unable to determine if leak is present. Check with the seller for any known roof leaks/repairsand have it checked by a qualified roofer.


Page 55 of 75

3. InsulationInsulation Type:• Fiberglass


Page 56 of 75

4. VentingVenting Type:• Dormer Type


Page 57 of 75

Foundation

1. FoundationObservation Method:• No CrawlspaceFoundation Type:• Concrete SlabObservations:

1.1. Foundation is Slab On Grade type construction. Slab is not visible due to floor coverings.Recommend to check the disclosures regarding any known issues with the slab.

2. WallsAnchor Bolts:• Unable To Determine Due To Construction Method

3. FloorsFloors Type:• Concrete SlabObservations:

3.1. Building is slab on grade type structure. Slab was covered with floor covering, unable toevaluate. Check the records for any known defects/repairs.


Page 58 of 75

Pool, Spa & Equipment

1. Operational Condition Of Pool/SpaStyle:• In GroundShape:• Plaster/GuniteObservations:

1.1. Our company does not inspect pool for leaks or seepage. Only components readily accessibleare inspected. Recommend to install fence around the pool for child/animal safety. A pool alarmwith a loud speaker system to sound outside as well as inside the home could save a life. Even ifyou do not have children you should be concerned. 35% of children that drowned did so insomeone else's pool. For more info, do an Internet search on pool safety or visit this website:http://www.ihf.org/foryourhealth/article_children.html

1.2. Recommend to install fencing with self closing latching gate around the around thepool for child/animal safety.

1.3. A pool alarm with a loud speaker system to sound outside as well as inside the homecould save a life. Even if you do not have children you should be concerned. 35% of childrenthat drowned did so in someone else's pool. For more info, do an Internet search on poolsafety or visit this website: http://www.ihf.org/foryourhealth/article_children.html

1.4. Water level at spa was low. Pool equipment is set up for pool operation. Recommend tohave system checked by a Qualified Pool Technician for evaluation of spa system, pumpsand heater.

2. Surface Walls, Floor Of Pool And SpaWalls Type:• Gunite Shell & Plaster FinishObservations:

2.1. Old/worn plaster noted. Recommend further evaluation by a qualified specialist.


Page 59 of 75

3. Pool Liner/Deck

4. Pool Pump SystemsObservations:

4.1. Pump was grounded (bonded) and operational at the time. Filter pressure was below 20Psi(FYI)

4.2. Missing enclosure/fence around the pool and/or spa equipment noted. Recommend toinstall. This is a safety concern.

4.3. Pool with flat screen cover type at return water line (not with today's safety standards).Recommend to replace with "Vortex" type cover.

4.4. Pool vacuum/cleaner was functional at the time.


Page 60 of 75

5. Pool Filter SystemObservations:

5.1. Pool Filter pressure was below 20 psi. (FYI)


Page 61 of 75

6. Pool Heating SystemObservations:

6.1. Heater has been removed from system. Capped gas line noted.

7. Air BlowerObservations:

7.1. Air blower did not operated at the time (damaged). Have it checked by a qualifiedspecialist.

8. Pool/Spa Electric


Page 62 of 75

9. Pool/Spa LightObservations:

9.1. Pool light operated at the time. GFCI tested at the time. (FYI)

9.2. Spa light not working at time of inspection. Have it checked by a qualified professional.


10.1. This is a limited visual inspection of readily visible/ accessible components of thepool. For more detailed inspection recommend to hire a qualified pool inspector/ contractor.


Page 63 of 75

Additional Photos

1. Interior Photos


Page 64 of 75


Page 65 of 75

2. Exterior Photos


Page 66 of 75

GlossaryGlossary

Term DefinitionA/C Abbreviation for air conditioner and air conditioningABS Acronym for acrylonitrile butadiene styrene; rigid black plastic

pipe used only for drain lines.GFCI A special device that is intended for the protection of personnel

by de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.


Page 67 of 75

Report SummaryReport Summary

ExteriorPage 6 Item: 1 Eaves, Soffits,

and Fascia1.1. Age defects,peeling paint and/or moisture stains/damage were noted at the eaves and fascia. Recommendfurther evaluation/repairs by a qualified Structural PestInspector and/or Contractor.

1.2. Weathered/twisted/worn fascia boards noted. Have itchecked by a qualified Structural PestInspector/Contractor for possible repair/replacement.

Page 7 Item: 3 Window Trim andSills (Exterior)

3.1. Dual pane windows noted. It is not always possible todetermine fogging of this type of window due totemperature changes, etc. Check with the seller for anyknow defects/ repairers.

Page 7 Item: 4 Doors (Exterior) 4.1. Damaged screen noted at screen door.Page 8 Item: 6 Steps, Stairs,

Railings6.1. Railings are recommended at all stair locations ofthree or more steps as a safety upgrade. Have it repairedby a Qualified Contractor.

Page 9 Item: 7 Porch/Patio andCovers

7.1. Water stains/damage noted at patio framing/wood .Have it checked and repaired by a QualifiedContractor/Structural Pest Inspector.

GroundsPage 10 Item: 1 Driveway and

Walkways1.1. Common Settlement type Cracks present atdriveway/sidewalk surfaces.

Page 10 Item: 2 Vegetation,Grading, andDrainage

2.1. Subsurface drains noted - Not tested at thisinspection. Check with the seller for any knowndefects/repairs and or have it tested/scoped.

Page 11 Item: 3 Yard SprinklerSystem

3.2. Leaks noted at sprinkler valves - recommend to havethem checked and repaired.

3.3. Exposed PVC type pipes noted at the sprinklersystem which is subject to UV ray damage - have itcovered/ sealed. Sprinkler systems are not a part of thisinspection, Information provided as a courtesy.

Page 12 Item: 4 Fencing andGates

4.1. Rust noted at wrought iron fencing at rear elevation.

Plumbing

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


Page 68 of 75

Page 14 Item: 1 Interior Drain,Waste, and VentSystems

1.2. Most of the vent pipes are installed in the walls andnot readily visible at this type inspection. Very often whenhouse/ building is remodeled and or altered ventpipes/systems are not properly installed and or missing.Recommend to check the records/ permits. The wastelines that go out to the sewer system are installedunderground and are not visible. Their condition isunknown. The only way to determine what is going onwith them is to have them checked out with a camera by aqualified specialist to determine their true condition/needed repairs. Video inspection of the sewer / wastepipes is recommended by this Property InspectionCompany. Most of the plumbing pipes not visible at thisinspection. Check the records for any knowndefects/repairs.

Page 14 Item: 2 Water Main Line 2.1. Water main; Most of the water piping is locatedunder ground - Not visible to comment. Check therecords for any known defects/ repairs.Hose Bibs: Missing anti-siphon valve at hose bibs (Ananti-siphon (or, anti-siphon) valve is a device thatprevents liquid from returning to the line from which itcame if a siphon action occurs). Recommend to install.

Page 15 Item: 3 Interior WaterSupply andDistribution

3.1. Most of the plumbing pipes were not visible at thisinspection. Check the records for any knowndefects/repairs.

Page 15 Item: 4 Fuel System 4.2. Gas meter(s) - Seismic shut off was not present at thetime of inspection. Recommend to install. Have itchecked by a qualified plumber and or retrofitter.

Page 15 Item: 5 Other 5.1. The majority of the water supply pipes, waste linesand gas lines are underground, in walls or installed inconcealed parts of the structure and thus are not visible.Their condition cannot be determined and norepresentation is made as to their status. Check the records for any known defects and or repairs. As of January 1, 2017, building standards/state lawrequire that flow rates for fixtures in the home not exceed1.6 gpf for toilets, 2.2 gpm for faucets and 2.5 gpm forshower heads. It is beyond the scope of the inspection todetermine the flow rates of the plumbing fixtures in thehome. Refer to seller and or have it checked by aqualified specialist.

Water HeaterPage 16 Item: 1 Water Heater 1.1. The adequacy or efficiency of the hot water heater

cannot be determined in a limited time visual inspection.It is not known how hot the water will get or how long itwill last (this is many times a matter of personalpreference).

Page 16 Item: 3 Fuel/PowerSupply

3.1. Gas line at water heater without sediment trap. Lackof trap may void warranties - check with your HomeWarranty provider. Recommend to have it checked and installed by aqualified plumber.

Page 17 Item: 5 Enclosure andPlatform

5.1. Water heater lacks a catch pan with exterior routedline. Recommend to install.


Page 69 of 75

Electrical SystemPage 19 Item: 4 Exterior Lights,

Outlets4.1. Garden lights/transformers, timers not part of thisinspection. Check with the seller for operation/care andor have it checked by a qualified electrician.

Page 19 Item: 5 Operation of GFCIOutlets

5.1. Recommend to have GFCI outlets in all wet locationsas a safety upgrade, and to test them periodically. Have itchecked and fixed/installed by a qualified electrician.

Page 20 Item: 6 Interior Fixtures,Outlets

6.1. Electrical covers (switch, outlets, junction boxes,etc) not removed as part of this inspection - Inspection ofthe wiring is limited to Main panel. For a more in depthinspection recommend to hire a qualified electrician.

6.2. House was occupied at the time - Some of the outletswere not visible/accessible at the time to test. Check therecords for any known defects/repairs Ceiling fan(s)noted at the inspected property.

6.3. Loose electrical switch/outlet box noted at kitchenunder the sink cabinet. Have it checked and repaired by aqualified electrician

Page 20 Item: 7 Smoke andCarbon Detectors

7.1. Smoke and Carbon Monoxide detectors, fire alarms/systems not inspected. Beyond the scope of thisinspection.Recommend to have functional smoke and carbonmonoxide detectors per City/Manufacturers requirementsand test them periodically. THIS IS A HEALT/ SAFETYCONCERN.

7.2. Recommend to install carbon monoxide detectorsper City/Manufacturers requirements and test themperiodically.

7.3. Recommend to have operational smoke detectors inbedrooms and hallways and to test them periodically.

Page 21 Item: 9 Low VoltageSystems

9.1. Low Voltage systems (phone, cable, security,intercom, sound...) not part of this inspection. Check withthe seller, builder and a qualified specialist.

GaragePage 22 Item: 2 Garage Vehicle

Door(s)/ReverseSensors

2.3. Moisture damage/peeling paint noted at garagedoors. Recommend to have it checked by a QualifiedStructural Pest Inspection Company/Contractor.

Page 23 Item: 3 Floors 3.2. Flooring/walls of the garage was not fully visible atthe time of inspection due to belongings or floorcovering. Have it checked at Your final walk through.

Page 24 Item: 6 Garage ToExterior Door

6.1. Moisture damage/patching noted at exterior door andtrim. Recommend to have it checked/repaired by aQualified Structural Pest Inspection Company/Contractor.

6.2. Recommend to install threshold to prevent waterseepage.

Page 25 Item: 7 Garage Electric 7.1. Recommend GFCI protected electrical outlets as asafety upgrade.

Roofing

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


Page 70 of 75

Page 26 Item: 1 Roof Pictures 1.1. We recommend an annualinspection/service/maintenance of the roofing materialand it's components to prevent leaks and/or damage.This is a limited visual inspection - The home inspectorcannot warranty the roof to be free from leaks in the pastor in the future.Check the records/seller regarding servicerecords/maintenance and any known defects or issueswith the roof cover.

Page 27 Item: 2 RoofTiles(Concrete/Clay/Slate...)

2.2. Cracked/loose roof tiles noted. Have it checked andrepaired/replaced by a Qualified Roofer.

Page 27 Item: 3 Flashings 3.2. Missing roof edge metal noted - poor workmanship.Recommend to install. Have it checked andrepaired/replaced by a Qualified Roofer.

3.3. Loose/Lifted Flashing noted. In need of repair. Have itchecked and repaired/replaced by a Qualified Roofer.

Page 28 Item: 4 Roof DrainageSystems

4.2. House without proper/full gutter system. Recommendadding gutters and downspout(s) for proper drainage.Have it checked and installed by a qualified roofer.

4.3. Gutters are full of debris in areas and need to becleaned. The debris in gutters can also conceal rust,deterioration or leaks that are not visible.

Page 29 Item: 6 Chimney 6.1. Chimney/ flue(s) are not fully visible at thisinspection. Video inspection of the chimney flue byqualified Chimney Inspector is a Must. This is a limitedinspection at readily visible areas of the chimney. Formore detailed inspection Recommend to Hire a qualifiedChimney Inspector. This is a safety and fire hazardconcern.

Page 29 Item: 7 Other 7.1. The roof has been inspected at a time when it was notraining. Since one of the purpose of the roof is to repelwater this could not be observed and verified asoccurring in all cases. Therefore the roof has not beentested under wet conditions and how it performs in thesecondition is unknown. No warranty is made that it will notleak when it is under a wet condition.

Heating & Cooling SystemPage 31 Item: 3 Air Filter 3.1. Air filters should be changed or cleaned regularly

according to Manufacturer's instructions.Air flow/balance is not a part of this inspection.Recommend to check with the seller about aircomfort/distribution.


Page 71 of 75

Page 31 Item: 4 DistributionSystems

4.1. We conduct a limited visual inspection of thedistribution system components and comment on anydefects found. Air flow, distribution, duct sizing andcomfort is not a part of this inspection, these requiretesting by a Qualified HVAC Technician. Temperature ischecked at the registers to determine heating/coolingfunction. Check with the seller for any knowndefects/issues with air flow and distribution and or have itchecked by a Qualified Technician.

4.2. Dark marks noted at air grills- Indicates dirty ducts,dirty coil, and filter. Have it checked/repaired/replaced bya Qualified Technician.

4.3. Damaged insulation wrap noted at ducting in theattic. Have it checked/repaired by a Qualified Technician.

Page 32 Item: 6 A/C Compressor 6.2. Recommend to check the service history with theSeller and to have the unit serviced by qualified HVACContractor if not performed in the past year. No servicetags noted at the unit. Air flow/balance is not a part of thisinspection. Recommend to check the disclosuresregarding day to day functionality.

Page 33 Item: 7 Refrigerant Line 7.1. Missing insulation at refrigerant line in the attic- Leakhazard. Recommend to correct.

Page 33 Item: 9 A/C CondensationLine

9.1. A/C condensation line drains at foundation - Poorlocation. Recommend to upgrade.

9.2. Secondary condensation line was capped at the time(Improper) - Correction by a qualified specialistrecommended.

Page 34 Item:11

Other 11.1. This is a limited visual inspection of HVACSYSTEM. For more detailed inspection of the componentssuch as air flow, sizing, refrigerant lines/ pressure, hightemp switches etc... Recommend to hire a qualifiedspecialist for more detailed inspection/ evaluation.

InteriorPage 35 Item: 1 Ceilings 1.1. Common cracks were noted at the ceilings.Page 35 Item: 2 Walls 2.1. House was occupied at the time of the inspection

(walls were not fully visible)- Recommend to check therecords for any known defects/repairs.

2.2. Wallpaper is installed on the walls, unable todetermine condition of the walls behind the coverings.

Page 36 Item: 3 Floors 3.1. House was occupied at the time of the inspection(floors were not fully visible)- Recommend to check therecords for any known defects/repairs. Squeaky subfloors at various areas noted at the time.

3.2. Trip hazards noted due to differing flooring materialheights.

Definition

Abbreviation for air conditioner and air conditioning


Page 72 of 75

Page 36 Item: 4 Interior Doors 4.1. Recommend to install door stops to prevent walldamage.

4.2. Damaged screen noted at master slider. Have itchecked and repaired/replaced by a qualified electrician

4.3. Entrance door needs adjustment. Have it checkedand repaired by a qualified specialist

4.4. Loose hardware noted at family room sliding door.Have it checked and repaired by a qualified specialist

Page 37 Item: 5 Interior Windows 5.1. Dual pane windows noted. It is not always possibleto determine fogging of this type of window due totemperature changes, etc. Check with the seller for anyknow defects/ repairs.

5.2. Worn window rollers noted - have it checked/repaired.

5.3. Common age defects were noted to windows at thetime of inspection.

5.4. Water Stains/damage noted at kitchen area windowframe due to seepage from exterior. Have it checked/repair by a qualified contractor.

5.5. Fogged glass noted at kitchen area window. Have itchecked by a qualified contractor.

Page 38 Item: 6 Fireplace 6.1. We conduct a limited visual inspection of readilyvisible and accessible areas of the fireplace and chimney.A complete chimney Inspection by a qualified Inspector isrequired in all cases. We recommend a further andcomplete evaluation by a qualified Chimney Inspector(this is a safety and fire concern). Video inspection of theflue by qualified Chimney Inspector is recommended.

6.2. Recommend further and complete evaluation byqualified Chimney Inspector (This is a safety and fireconcern).

6.3. Missing high heat caulk at the gas pipe penetrationpoint. Recommend to have it sealed- Fire hazard/concern.

6.4. Fireplace: Gas was operational at the time.Recommend to keep damper at open position for safety.Keep the doors at open position when fireplace in use-Safety/fire hazard/concern.


Page 73 of 75

Page 39 Item: 8 Laundry Service 8.1. View behind the equipment was limited due toequipment location / space restrictions. Appliances arenot removed at this type of inspection. There can bedamage/defects not visible as a result. We recommend tocheck the records/seller regarding any knowndefects/issues.Laundry machines and drainage are not part of thisinspection. Machines area not tested at this inspection.We inspect and report installation defects. Check withthe seller about functionality of the machines. Water pipes and drainage is not tested at this inspection.Check with the seller and or have it tested.

Page 40 Item: 9 Interior Features 9.2. Missing GFCI type outlet at Bar area noted.Recommend to install - Safety Concern.

Page 41 Item:10

Other 10.1. This is not a Mold or Fungus inspection, it isadvised to have a Mold specialist examine the propertyand structure and do a complete inspection to determinethe presence or absence of any Mold that may affect thehealth or safety of the occupants. It is typical when abuilding is remodeled or repairs are undertaken thatadditional problems surface that were not noted on theinspection report. This is to be expected as walls, floorsand ceilings are opened up during the work to revealareas that were not accessible during the inspection. Anyremodeling work undertaken on property should beexpected to reveal some of these problems and it isrecommended that additional sums be set aside for thispurpose.

10.2. It is typical when a building is remodeled or repairsare undertaken that additional problems surface that werenot noted on the inspection report. This is to be expectedas walls, floors and ceilings are opened up during thework to reveal areas that were not accessible during theinspection. Any remodeling work undertaken on propertyshould be expected to reveal some of these problems andit is recommended that additional sums be set aside forthis purpose.

KitchenPage 42 Item: 1 Kitchen Pictures • Appliances are not removed at this type of inspection.

There can be damage/defects not visible as a result. Werecommend to check the records/seller regarding anyknown defects/issues.

Page 44 Item: 5 Dishwasher 5.1. Dishwasher operated at the time. Appliances are not removed at this type of inspection.There can be damage/defects not visible as a result. Werecommend to check the records/seller regarding anyknown defects/issues.

Page 44 Item: 8 Microwave 8.1. Microwave noted - not part of this inspection. Checkwith the seller. Proper operation and or microwave leak isnot part of this inspection. We turn the unit on and offand check for visual damage.


Page 74 of 75

Page 45 Item: 9 Kitchen Features 9.1. Refrigerator is not part of this inspection. Recommend tocheck the records with the seller for any known defects/repairs. Appliances are not removed at this type of inspection.There can be damage/defects not visible as a result. Werecommend to check the records/seller regarding anyknown defects/issues.

Page 45 Item:10

Other 10.1. Recommend to install GFCI type outlets in thekitchen as a safety upgrade.

Bathroom # 1Page 47 Item: 3 Cabinets, Floors 3.1. Cabinet drawers with open guide type (without stop,

drawer and can slide out of cabinet). Recommend toupgrade for safety.

3.2. Bathroom floors covered with carpet - Notrecommended. Recommend to install hard surface typematerial.

Page 47 Item: 4 Bathtub 4.1. Missing tub stopper noted. Have it checked andinstalled.

Page 48 Item: 7 Exhaust Fan,Heater

7.1. Recommend to install exhaust fan for proper removalof the moisture. Have it checked and installed by aqualified specialist(s).

Bathroom # 2Page 51 Item: 2 Cabinets, Floors 2.1. Cabinet drawers with open guide type (without stop,

drawer and can slide out of cabinet). Recommend toupgrade for safety.

2.2. Bathroom floors covered with carpet - Notrecommended. Recommend to install hard surface typematerial.

Page 51 Item: 3 Electrical 3.1. Recommend to install GFCI type outlet atBathroom(s) and test it periodically. This is a safetyupgrade.



Bathroom # 3Page 52 Item: 2 Cabinets, Floors 2.1. Bathroom floors covered with carpet - Not

recommended. Recommend to install hard surface typematerial.



AtticPage 54 Item: 2 Roof Structure

and Attic2.1. Common dry moisture staining was noted to thestructure at the time of inspection, Unable to determine ifleak is present. Check with the seller for any known roofleaks/repairs and have it checked by a qualified roofer.

Pool, Spa & Equipment


Page 75 of 75

Page 58 Item: 1 OperationalCondition OfPool/Spa

1.2. Recommend to install fencing with self closinglatching gate around the around the pool for child/animalsafety.

1.3. A pool alarm with a loud speaker system to soundoutside as well as inside the home could save a life. Evenif you do not have children you should be concerned.35% of children that drowned did so in someone else'spool. For more info, do an Internet search on pool safetyor visit this website:http://www.ihf.org/foryourhealth/article_children.html

1.4. Water level at spa was low. Pool equipment is set upfor pool operation. Recommend to have system checkedby a Qualified Pool Technician for evaluation of spasystem, pumps and heater.

Page 58 Item: 2 Surface Walls,Floor Of Pool AndSpa

2.1. Old/worn plaster noted. Recommend furtherevaluation by a qualified specialist.

Page 59 Item: 4 Pool PumpSystems

4.2. Missing enclosure/fence around the pool and/or spaequipment noted. Recommend to install. This is a safetyconcern.

4.3. Pool with flat screen cover type at return water line(not with today's safety standards). Recommend toreplace with "Vortex" type cover.

4.4. Pool vacuum/cleaner was functional at the time.Page 61 Item: 7 Air Blower 7.1. Air blower did not operated at the time (damaged).

Have it checked by a qualified specialist.Page 62 Item: 9 Pool/Spa Light 9.2. Spa light not working at time of inspection. Have it

checked by a qualified professional.Page 62 Item:10

Other 10.1. This is a limited visual inspection of readily visible/accessible components of the pool. For more detailedinspection recommend to hire a qualified pool inspector/contractor.

property inspection reporthip-user-files.s3.amazonaws.com/ghart1/5610_laurel... · 3/9/2017 ·...

Documents