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TRANSCRIPT
PROGRESSIVE
I N S P E C T I O N S E R V I C E P.O. BOX 3175 SAN DIEGO
LAGUNA HILLS, CA 92654-3175 (760) 943-7552
(949) 499-8054 CSLB #620475
PROPERTY INSPECTION REPORT
Client: Tom Smith
Property Address: 1234 Elm Avenue, Hometown, American
Service Date/Time: January 2015 9:00 AM – 4:00 PM
Clients Agent: Your Real Estate Agent
Ordered By: Client/Agent
Job Number: 180(SAMPLE)
Report/Pages: 26
Rating Code: S = Serviceable, capable of being used, may show wear/tear/use.
R = Repair and/or service needed, see findings/observations.
X = Applicable
NA = Not Applicable
NI = Not Inspected
NU = No Utilities at time of inspection
Inspection Report Continued Page 2
Inspection scope includes the following:
ROOFING (REFER TO OZONE ROOFING SERVICE PROPOSAL)
Type: Wood Shake: Condition: R
Wood Shingle:
Masonry Tile: X
Rolled Cap Sheet: X
Fiber Cement Shake:
Composition Shingle:
Built Up Hot Tar/Gravel: X
Spray Polyurethane Foam:
PLUMBING (TANK-LESS, 186K BTU, GAS – STUDY CLOSET MOUNTED UNIT)
Water Heater: R Faucets: R
Toilets: R Sinks: R
Main Shut Off: S Sprinklers: R
Tub/Shower: R Disposal: R
Angle Stops: R Hose Bibs: R
Pipe - Copper: X Galvanized:
Pressure: 56 PSI (STATIC)
(Solar plumbing/heating and fire sprinkler systems are not included in this inspection and or
report. Upper level stall showers, (Where Applicable), are not leak tested due to finished ceiling
surfaces below. Angle stop valves are not operated for fear of causing damage and or leaks)
SEWER SYSTEM TYPE
Utility Sewer: X Septic System:
(Septic systems, (Where Applicable), are not tested and/or inspected)
WATER SUPPLY TYPE
Municipal System: X On Site Well:
(Private water well systems, (Where Applicable), are not tested and/or inspected)
GAS SUPPLY TYPE
Utility System: X Propane/Storage:
(LPG systems, (Where Applicable), are not tested and/or inspected)
ELECTRICAL – (120/240v Single Phase – Three Wire)
Copper Wiring: X Aluminum Wiring:
Breaker System: X Fuse System:
Inspection Report Continued Page 3
50 Amp: 75 Amp:
100 Amp: 125 Amp:
200 Amp: X 400 Amp:
ELECTRICAL - (SYSTEMS)
Outlets: R Switches: S
Panels: R Garage Wiring: S
Exhaust fans: S Light Fixtures: R
Garage D/O: S Smoke Alarms: S
Door Bell: S Carbon Monoxide Alarm: R
Ground: S
APPLIANCES
Oven/Gas/Electric: S Cook top/Gas: S
Microwave: S Exhaust fan: R
Trash Compactor: S Dishwasher: S
(Refrigerators, ice makers, laundry equipment, dumbwaiters, elevator systems, free standing
appliances and/or central vacuum systems are not included in this inspection and or report).
HEATING SYSTEM (DUCANE – HORIZONTAL ATTIC MOUNT)
(LENNOX – VERTICAL STUDY CLOSET MOUNT)
(BDP – VERTICAL GARAGE CLOSET MOUNT)
Forced Air Unit: R Gas: X Electric:
Fireplaces: R (No live tests of fireplaces)
(Economizer/zoned solenoid type forced air unit systems are not included in this
inspection and or report. If a gas fire log system is present at any fireplace, the subject damper
must be permanently blocked open. (Refer to your local gas supplier for additional information).
AIR CONDITIONING SYSTEM (THREE GRADE MOUNTED UNITS)
Cooling: S Motor: S
Thermostat: S Evaporator: R
Condenser: R Service Disconnect: S
CABINETS
Kitchen: R Hall: S
Bathroom #1: S Bathroom #2: S
Bathroom #3: S Bathroom #4: NA
Bathroom #5: S Bathroom #6: S
Bathroom #7: S Laundry Room: S
Inspection Report Continued Page 4
COUNTER TOPS
Kitchen: S Bathroom #1: S
Bathroom #2: S Bathroom #3: S
Bathroom #4: NA Bathroom #5: S
Bathroom #6: S Bathroom #7: S
Laundry Room: S
WINDOWS/SCREENS
Living Room: S/S Family Room: R/S
Kitchen: S/S Dining Area: S/S
Bedroom #1: S/S Bedroom #2: S/S
Bedroom #3: S/S Bedroom #4: S/S
Bedroom #5: S/S Bedroom #6: S/S
Bathroom #1: S/S Bathroom #2 S/S
Bathroom #3: S/S Bathroom #4: --/--
Bathroom #5: S/S Bathroom #6: S/S
Bathroom #7: S/S Laundry Room: S/S
Study: R/S Office: S/S
Upper Bonus: S/S
FLOORING
Kitchen: S Dining Area: S
Bathrooms: S Bedrooms: R
Living Room: S Entry Area: S
Family Room: R Laundry Room: S
Study: S Upper Bonus: S
Office: S
INTERIOR WALL CLADDING
Hairline cracks/wear: X Larger cracks/wear:
Water stains/discoloring: Recent patch/paint: X
EXTERIOR WALL CLADDING
Stucco: X Smaller cracks/wear: X
Siding: Larger cracks/wear:
Brick/Stone: Normal wear:
Faulty grade elevation: X
Restricted weep screed: X
DRIVEWAY/GARAGE SLAB SURFACES
Concrete: X Asphalt: Condition: S
Normal Wear: Cracks: X Erosion:
Inspection Report Continued Page 5
INSULATION
Fiberglass Batt: X Blown-in Fiberglass:
Blown-in Rock Wool: Blown-in Cellulose:
Present in Attic: X Present in Sub Area:
FOUNDATION SYSTEMS
Slab on grade: X Raised Block:
Raised Concrete: Isolated Post:
Raised Brick/Stone: Cripple Wall:
WOOD FRAMING SYSTEM (AT FOUNDATION - WHERE ACCESSIBLE) Appears Bolted: X Not Bolted:
Not Accessible:
TYPE OF STRUCTURE
Detached Family: X Condominium:
Multiple Unit: Attached Family:
Mobile Home: Commercial:
Industrial:
OCCUPANCY AT INSPECTION
Owner: X Tenant:
Vacation/Second Home: Vacant:
ACCESS ROAD TO PROPERTY
Asphalt: X Concrete:
Gravel/Dirt:
PARTIES PRESENT AT TIME OF INSPECTION
Seller: X Buyer: X
Listing Agent: X Buyers Agent: X
Geologist: Termite Inspector: X
Structural Engineer: Painting Contractor:
Appraiser: Pool Contractor: X
Architect: HVAC Contractor: X
Mold Inspector: Roofing Contractor: X
Inspection Report Continued Page 6
WEATHER CONDITIONS
Sunny/Dry: Recent Rain:
Light Rain: Overcast: X
Heavy Rain: High Wind:
Snow/Ice:
Approximate ambient temperature at start of inspection: 60F
DISCLAIMER/LIMITATIONS
Please read the entire inspection report, disclaimers, limitations and inspection contract. Reading
only portions of the afore mentioned items is not encompassing. Reading a specific page alone
is not a substitute for reading the inspection report, disclaimers, limitations and inspection
contract in their entirety. This inspection report is not intended to determine which items may
need to be addressed per the contractual requirements for sale of the property. Any areas of
uncertainty regarding purchase contract matters should be clarified by consulting an attorney
and/or licensed real estate agent.
It is recommended that any deficiencies and the components/systems related to these deficiencies
noted in the report be evaluated/inspected and repaired/replaced as needed by independent
licensed contractors/professionals PRIOR TO THE CLOSE OF ESCROW. Further inspection
PRIOR TO CLOSE OF ESCROW is recommended so a properly licensed contractor/
professional can further evaluate our concerns and inspect the remainder of the system or
component for additional concerns that may be outside our area of expertise and/or the scope of
our inspection. Please call our office for any clarifications and/or further questions.
Progressive Inspection Service shall provide the services there under to the best of their
Professional ability. Progressive Inspection Service neither represents nor warrants that its
inspection and/or report will disclose all defects, abnormalities and or problems in or about the
subject property.
Progressive Inspection Service shall not be held liable and/or responsible for any defects,
abnormalities and or problems which may come to the attention of the Client/Buyer and/or any
involved party subsequent to this inspection and/or report.
Inspection Report Continued Page 7
Asbestos, radon, lead, urea formaldehyde, environmental pollutants, grading, drainage,
geological and/or soil conditions, pest and/or rodent infestation, animal urine, fungus, dry rot,
mold, solar plumbing, solar heating systems, water well systems, water purification systems,
water softener systems, security systems, timer controlled systems, intercom systems, garbage
disposal cutter blades, gas fired appliance heat exchangers, elevators, dumb waiter systems,
pools, spas, saunas and personal property are not included in this inspection and/or report. Water
shut off valves and/or angle stops are not operated and or tested as part of the inspection process
for fear of causing leaks and/or damage to the structure.
Any concealed and or inaccessible portion of the structure, systems, appliances and or property is
not included. Carpet and or flooring surfaces are not removed during the course of our
inspection.
Progressive Inspection Service recommends, you the Client/Buyer, obtain a Home Warranty
Policy . Policies will in some cases cover major systems, appliances, roofing and or
Pre-existing conditions. Consult your licensed real estate agent and/or Home Warranty
Provider for additional information.
Progressive Inspection Service further recommends Client/Buyer check for proper plans and/or
permits on any all alterations, remodeling and or additions to the original structure, plumbing,
electrical and or mechanical systems.
Refer to your Licensed Real Estate Agent and or Municipal Building Department for
information with regard to age of the structure, conforming/non-conforming status, current
configuration and permit history.
THIS INSPECTION AND OR REPORT WAS PERFORMED ON BEHALF OF THE
ORIGINAL CLIENT/BUYER AS LISTED ON PAGE ONE OF THIS REPORT. RECEIPT OF
THIS REPORT BY ANY OTHER PARTIES, INCLUDING, BUT NOT LIMITED TO
BUYERS, PURCHASERS AND/OR INSURANCE COMPANIES IS NOT AUTHORIZED BY
PROGRESSIVE INSPECTION SERVICE.
PROGRESSIVE INSPECTION SERVICE, STRONGLY ADVISES THIRD PARTIES,
“DO NOT” RELY ON THIS REPORT. OTHER BUYERS, PURCHASERS AND/OR
INSURANCE COMPANIES SHOULD EMPLOY THE SERVICES OF AN INDEPENDENT
INSPECTION FIRM TO CONDUCT THEIR OWN INSPECTION AND REPORT OF THE
SUBJECT PROPERTY.
This inspection and or report is not intended to take the place of any legally required
Disclosure by the Client, Owner, Buyers, Sellers, Real Estate Agents and or Insurance
Companies.
Inspection Report Continued Page 8
As a general health and safety issue on all residential structures Progressive Inspection Service
recommends the following. Smoke alarms shall be properly installed at each level of the
structure, in each bedroom and/or sleeping area within the structure, at common hallways
serving bedrooms and/or sleeping areas within the structure and at rooms having an elevated
ceiling surface off hallways serving bedrooms and/or sleeping areas within the structure.
It is further recommended that carbon monoxide detectors be properly installed at each level
within the structure.
Photographs may accompany this report in email and or printed formats. The number of
photographs included will not necessarily document every deficiency, problem, and abnormality
or service recommendation in or about the subject property and or contained in this report.
Signed: Will Handley
Inspector: Will Handley, ASHI, CMI, CSLB, HUD/FHA Inspector ID #I078
FINDINGS/OBSERVATIONS
ROOFING
1. Noted a moderate number of cracked, broken, loose and or out of position tiles at
multiple locations of the roof line.
2. Tight valley tile installation noted at multiple locations, (Can restrict run off and or cause
leaks).
Inspection Report Continued Page 9
3. Gravel debris present at tile roofing and or valley surfaces above the master bedroom,
(Can restrict run off and or cause leaks).
4. Plaster repair/alteration noted at bedroom #6 wall/ceiling surfaces, (Possible roof leak).
5. Water stains noted at attic roof framing surfaces above the upper bonus area, (Possible
roof leak).
Inspection Report Continued Page 10
6. Wear, damage, deflection, standing water and or poorly installed roll cap sheet roofing
noted at the patio cover, (Leakage can cause damage).
Inspection Report Continued Page 11
7. Exposed wood framing noted at upper elevation exterior soffit at roof flashing off
bedroom #4 side facing window, (Leakage can cause damage).
8. Cracking/wear noted at bathroom #1 skylight domes, (Leakage can cause damage).
Inspection Report Continued Page 12
9. Refer to attached Ozone Roofing inspection and or repair proposal for additional
information regarding same.
10. Tent fumigation if required can cause additional damage to the roofing system.
PLUMBING/CENTRAL AIR/FIREPLACES 11. Missing screen and or glass enclosures at all fireplace systems, (Unsafe Condition).
12. Missing finish non-combustible mortar at fireplace gas bib penetrations, (Unsafe
Condition).
Inspection Report Continued Page 13
13. Kitchen sink water filtration and or hot water dispenser system was inoperative at time of
inspection.
14. Rust/corrosion/stains noted at water supply angle stops at kitchen sink cabinet:
a. Recommend all original angle stops be replaced, (Leakage can cause damage).
15. Worn/damaged and or missing rubber protective splash guards at garbage disposals.
Inspection Report Continued Page 14
16. Inoperative automated down draft exhaust fan system at island kitchen cabinet cook top,
(Unhealthful Condition).
17. Slow to receive hot water at multiple fixtures throughout the unit:
a. Water heater re-circulating pump is inoperative, (Lacks power source).
b. Water heater re-circulating pump actively leaks at time of inspection.
18. Stripped hose bib threads noted at front porch fixture.
19. Family room wet bar sink faucet and or drain line plumbing leaks:
a. Standing water noted at lower cabinet.
b. Restricted flow/pressure noted at faucets and or spigot.
c. Open angle stop with standing water noted at same.
d. Service – (Leakage can cause damage).
20. Service any and all sprinklers so as to not spray directly onto the subject structure and or
operating equipment, (Causes abnormal wear, deterioration, decay and or water
intrusion).
21. Central Air Systems:
a. Missing proper condensation drain line vent risers and traps at vertical mounted
units, (Leakage can cause damage).
Inspection Report Continued Page 15
b. No secondary condensation drain line configurations and or kill switch present at
the vertical mounted units, (Leakage can cause damage).
c. Voids/separation noted at support platform and or return air cavity at the garage
mounted unit, (Unsafe Condition – Products of combustion can mix with cold
return air).
d. Compromised firewall enclosure surfaces noted off the garage unit, (Unsafe
Condition).
e. Missing insulation at bare metal ducting in attic, (Energy Loss).
f. Water stains at attic mounted unit support platform, (Possible exhaust vent leak).
g. Worn/damaged AC coil fins at garage unit, (Restricted air flow).
h. Missing AC suction line insulation at multiple locations.
i. Missing AC condenser service disconnect cover at exterior unit off the study.
j. Restricted air flow noted at AC condensers mounted against the study exterior
wall.
k. Sour odor discharge noted at study mounted central air unit as noted at the
laundry room register.
l. Refer to attached Certified Air Services inspection report and service proposal
regarding same.
22. Water Heater:
a. Water stains, rust, corrosion and or active leaks noted at multiple fittings at
bottom of the tank-less water heating system, (Leakage can cause damage).
Inspection Report Continued Page 16
b. Water stains noted at cabinet surfaces below same.
c. Exhaust vent improperly runs down hill against the flow of exhaust, (Unsafe
Condition).
23. Slow/restricted drain noted at bathroom #4 sink.
24. Slow/restricted drain noted at bathroom #5 sink.
25. Slow/restricted drain noted at laundry room sink.
26. Slow/restricted drain noted at bathroom #6 sink.
27. Unable to located main waste line clean out at time of inspection, (Refer to Owner for
additional information regarding same).
28. Service bathroom #5 toilet for proper operation, (Won’t flush).
29. Bathroom #5 sink faucets are rusted/worn and actively leak to the counter top and into
the lower cabinet during use.
Inspection Report Continued Page 17
30. Inoperative drain stop noted at bathroom #5 tub.
31. Crushed/damaged laundry area dryer exhaust vent connector:
32. Missing fire sprinkler at study ceiling off the central air unit enclosure:
a. Appears capped and or intentionally removed.
Inspection Report Continued Page 18
33. Central vacuum system was inoperative at time of inspection:
a. We found the unit unplugged at the garage.
b. After connecting the unit to the power source I was still unable to obtain suction
and or remote operation from the main structure.
34. Loose cold water sink faucet noted at bathroom #6, (Leakage can cause damage).
35. Grout joint and or tile separation noted at bathroom #6 shower surround surfaces just
below the window sill, (Leakage can cause damage).
36. Bathroom #1 bedit leaks to floor from anti-siphon valve when faucets are activated.
Inspection Report Continued Page 19
37. Missing and or inoperative drain stops noted at bathroom #1 sinks.
38. Missing fire sprinkler cover at bedroom #1 closet.
39. Slow/restricted drain noted at bathroom #1 wet bar sink.
40. Bathroom #2 toilet is loose at floor, (Leakage can cause damage).
41. No full perimeter rain gutter system present at time of inspection.
42. A full perimeter yard area surface drainage system was present at time of inspection.
43. Inoperative burners at barbeque, (Igniters?).
44. Refer to an independent licensed plumbing contractor for further evaluation/service as
needed to ensure systems integrity prior to close of escrow.
ELECTRICAL
45. Kitchen counter outlets are not properly GFCI protected, (Unsafe Condition).
46. Noted worn/damaged and or faulty grade elevation at exterior yard junction boxes with
exposed 120v wiring, (Unsafe Condition).
Inspection Report Continued Page 20
47. Substandard use of extension cord wiring at kitchen sink cabinet to the dishwashers,
(Unsafe Condition).
Inspection Report Continued Page 21
48. Substandard use of extension cord wiring at barbeque cabinet landscape lighting timers,
(Unsafe Condition).
49. Partial inoperative perimeter yard landscape and or column lighting.
50. Inoperative lower level carbon monoxide alarm at family room, (Unsafe Condition).
51. Inoperative dimmer switch feature at family room wet bar, (On/off only).
52. Inoperative exterior porch light at family room exterior door.
53. Missing proper interior dead front cover with circuit labeling at hall mounted 200 amp
sub panel off the study, (Unsafe Condition).
54. Wet bar outlets are not GFCI protected throughout the structure, (Unsafe Condition).
55. Missing weatherproof outlet cover at front porch, (Unsafe Condition).
56. Missing exterior weatherproof in use outlet cover at front yard fountain, (Unsafe
Condition).
57. Unable to operate bedroom #6 closet lighting.
Inspection Report Continued Page 22
58. Unable to operate automated driveway gates, (No controller present at inspection).
59. Refer to an independent licensed electrical contractor for further evaluation/service as
needed to ensure systems integrity prior to close of escrow.
MISCELLANEOUS
60. Wear/damage and or deterioration noted about the perimeter yard wrought iron fencing.
61. Missing and or inoperative self closing devices at perimeter yard gates to the pool area,
(Unsafe Condition – Child Safety).
62. Cracking with slight deflection noted at perimeter yard pool decking and or adjacent
masonry flat work surfaces.
63. Interior front entry safety railing off the living room lacks proper 36” minimum height
above the adjacent floor surface, (Unsafe Condition – Child Safety).
Inspection Report Continued Page 23
64. Bedroom #1 deck railing is constructed in a climb-able configuration, (Unsafe Condition
– Child Safety).
65. Loose/pulled window crank handle covers noted at family room and or study areas.
Inspection Report Continued Page 24
66. Chipped/cracked flooring surfaces noted at family room.
67. Loose, pulled and or wrinkled carpeting noted at bedroom #1 closet.
68. Wear/damage noted at multiple locations of the exterior patio covers and or ledger
framing, (Termite Report).
69. Stucco spalling/blistering noted at driveway retaining wall surfaces off the living room.
Inspection Report Continued Page 25
70. Missing two cabinet door handles at island kitchen cabinet.
71. Unable to operate ovens:
a. Digital read out/screen was blank at time of inspection.
72. Faulty flat work elevation noted at or above the stucco weep screed off bedroom #6:
a. Can cause abnormal wear, deterioration, decay and or water intrusion.
Inspection Report Continued Page 26
73. Check for proper city building permits on current structure size, use and configuration
prior to close of escrow.
74. Recommend client obtain a current copy of the “CLUE” insurance claims database report
regarding the subject property prior to close of escrow:
a. Refer to your independent licensed insurance agent regarding same.
75. Substantial personal property present at time of inspection, (Limited access to all areas of
the structure as a result of same).
ROOM LEGEND
Bedroom #1 - Master
Bedroom #2 - First upper guest off master
Bedroom #3 - Second upper guest off master
Bedroom #4 - Third upper guest off master
Bedroom #5 - Lower guest off laundry room
Bedroom #6 - Lower guest off garage.
Bathroom #1 - Master
Bathroom #2 - Upper Jack-n-Jill
Bathroom #3 - Bedroom #4
Bathroom #4 - Lower powder
Bathroom #5 - Bedroom #5
Bathroom #6 - Bedroom #6
Bathroom #7 - Exterior pool area
*END*
**ATTACHMENTS - SUBCONTRACTORS
Tustana Pool Inspection/Service Proposal
Ozone Roofing Inspection/Service Proposal
Certified Air Inspection/Service Proposal