3650 Third Ave / John Robinson's Inspection Group / Andrew Powell · 2018-01-14 · Scott & QuinnReal Estate ... video-scanning, destructive testing, and laboratory analysis

Inspection Report

Portola Properties

Property Address:3650 Third Ave

San Diego CA 92103

John Robinson's Inspection Group

Andrew Powell5291 Mount Burnham Dr. San Diego, CA 92111

(619)684-1444 - [email protected]

John Robinson's Inspection Group Properties

3650 Third Ave Page 2 of 107

Table of Contents

Cover Page ................................................1

Table of Contents........................................3

Intro Page .................................................4

1 Built-In Kitchen Appliances........................8

2 Plumbing System................................... 12

3 Interiors ............................................... 35

4 Electrical System ................................... 51

5 Insulation and Ventilation ....................... 57

6 Roofing ................................................ 58

7 Exterior ................................................ 63

8 Structural Components ........................... 73

9 Heating / Central Air Conditioning ............ 74

10 General Pictures................................... 77

General Summary .................................... 94

Invoice.................................................. 104

Agreement ............................................ 105



Date: 1/3/2018 Time: 08:00:00 AM Report ID: 010318AP1Property:3650 Third AveSan Diego CA 92103

Customer:Portola Properties

Real Estate Professional:Rocky RockhillScott & QuinnRealEstate

PLEASE BE ADVISED:This inspection report is the exclusive and sole property of John Robinson's Inspection Group and the Clients

who's name appears in the area above labeled Customer.

Unauthorized reproduction and/or distribution of this report is strictly prohibited.

Subsequent buyers, real estate agents and/or sellers assume full responsibility for giving this inspection reportto anyone who does not have a signed contract or written agreement with John Robinson's Inspection Group.Due to the natural aging process of the materials used in constructing a home, and the normal wear and tearon the mechanical items in the home, THIS REPORT CAN ONLY REFLECT OBSERVATIONS MADE ON THEDAY OF THE INSPECTION. Subsequent buyers should have a new inspection performed to protect theirinterests.

Inspectors working for John Robinson's Inspection Group inspect properties in accordance with the Standardsof Practice of the International Association of Certified Home Inspectors and our inspection agreement whichare listed on our website at the following link: Inspection Agreement. Items that are excluded (not inspected)are indicated in the contract and/or disclaimed in the aforementioned Standards of Practice. The observationsand opinions expressed within the report take precedence over any verbal comments. It should be understoodthat the inspector is only on-site for a few hours and will not comment on insignificant deficiencies, but rather,confine the observations to truly significant defects or deficiencies that significantly affect the value,desirability, habitability or safety of the structure. The Client should consider all defects identified in thisinspection report as significant.

The inspection shall be limited to those specific systems, structures and components that are present andaccessible. Components and systems shall be operated with normal user controls, and not forced or modifiedto work. Those components or systems that are found not to work at time of inspection will be reported, andthose items should be inspected and repaired or replaced by a qualified specialist in that field. You must obtainestimates for any items noted in the report that require further evaluation or repair. The inspector cannot knowwhat expense would be considered significant by client, as everyone's budget is different. It is thereforeclient's responsibility to obtain quotations prior to the end of the contingency period. . This is very important,as once you pass the contingency period, or purchase the house, repairs become your sole responsibility. Ifyou have questions about the significance of a repair item, call a licensed professional immediately.

The recommendations that the inspector makes in this report for specialist evaluations should be completedwithin the contingency period by licensed professionals, who may well identify additional defects orrecommend some upgrades or replacements that could affect your evaluation of the property. We caution youto be wary of anyone who has a vested interest, and particularly those who attempt to alarm you or denigrateothers.

We feel that everything in this inspection report is significant. Especially the items marked "Repair or Replace"(RR). We cannot assume liability for an item, system, or component the client did not feel was significant attime of inspection, but later feels is. For this reason, we are informing you now that when as little as one (1)"Repair or Replace" (RR) item is indicated in any portion of the inspection report, you must have that entiresystem further evaluated by a licensed specialist in that field before the end of your contingency period. Theselicensed specialist may well identify additional defects or recommend some upgrades or replacements thatcould affect your evaluation of the property. Paying John Robinson's Inspection Group for this general homeinspection and written inspection report constitutes your understanding and agreeing to what has beenoutlined in this paragraph.



http://jrinspections.com

C:\Users\Andre\Documents\HomeGauge\Reports\010318AP1\www.jrinspections.com

SCOPE OF WORKYou have contracted for us, John Robinson's Inspection Group, to perform a general inspection. We performedthis inspection in accordance with standards of practice established by the International Association of CertifiedHome Inspectors (Inter-NACHI). A copy of these standards can be obtained by visiting Standards of Practice.It is distinct from a specialist inspection, which can be costly, take several days to complete, involve the use of

specialized 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 few

hours. Consequently, the general inspection and its report will not be as comprehensive as that generated byspecialists and it is not intended to be. The purpose of this inspection is to identify systems that should befurther evaluated by licensed contractors who through their evaluations may identify additional material

defects or adverse conditions that could result in injury or lead to costs that would significantly affect yourevaluation of the property. We strongly urge you to follow our further evaluation recommendations as statedin the inspection report prior to the end of your contingency period to prevent issues from arising after the

close of escrow.

We evaluate conditions, systems, or components, and report on their condition, which does not mean that theyare ideal but that they are either functional or met a reasonable standard at a given point in time. We do takeinto consideration when a house was built and allow for the predictable deterioration that would occur throughtime, such as the cracks that appear in concrete and in the plaster around windows and doors, scuffed walls orwoodwork, worn or squeaky floors, stiff or stuck windows, and cabinetry that does not function as it did whennew. Therefore, we tend to ignore insignificant and predictable defects, and do not annotate them, andparticularly those that would be apparent to the average person or to someone without any constructionexperience. We are not authorized, or have the expertise, to test for environmental contaminants, or commenton termite, dry rot, fungus or mold, but may alert you to its presence. Similarly, we do not test the quality ofthe air within a residence. However, clean air is essential to good health, and we categorically recommend airsampling and the cleaning of supply ducts as a wise investment in environmental hygiene. Therefore, youshould schedule any such specialized inspections 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, weoffer unlimited consultation and encourage you to ask questions. In fact, we encourage candid and forthrightcommunication between all parties, because we believe that it is the only way to avoid stressful disputes andcostly litigation. Remember, we only summarized the report on-site and it is essential that you read all of it,and that any recommendations that we make for service or evaluation by specialists should be completed anddocumented well before the close of escrow, because additional defects could be revealed by specialists, orsome upgrades recommended that could affect your evaluation of the property, and our service does notinclude any form of warranty or guarantee.

If you or a family member has health problems, or you are concerned about mold, it is YOURresponsibility to get an air quality or mold inspection regardless of the findings in this report. JohnRobinson's Inspection Group is not a mold inspection company and is not qualified/licensed toinspect for nor identify mold.

Definitions of CommentsThe following definitions of comment descriptions represent this inspection report. All comments by theinspector should be considered before purchasing this home. Any recommendations by the inspector to repairor replace suggests a second opinion or further inspection by a qualified contractor. That professional shouldinspect the entire system or component, as problems at one area could indicate problems at other areas of thesystem. All costs associated with further inspection fees and repair or replacement of item, component or unitshould be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made thenit appeared to be functioning as intended allowing for normal wear and tear.



C:\Users\Andre\Documents\HomeGauge\Reports\010318AP1\www.jrinspections.com

Informational (INF)= This unit or component appeared to be functional at the time of the inspection.However, it may be showing signs of age, use, wear and/or approaching the end of its life. This unit orcomponent may need to be cleaned, serviced or repaired by a qualified technician and to determine its liferemaining.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whetheror not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item is not functioning as intended and/or its entire system needs to befurther evaluated or inspected by a licensed contractor in that field (Plumbing = Plumber, Electrical =Electrician, etc.). Note: Damage or additional items in need of repair may exist that are not identified in thisinspection report and/or are beyond the scope of this home inspection, may be discovered by the licensedcontractor. This is why we strongly recommend that you seek further inspections and evaluations BEFORE THEEND OF YOUR CONTENGICY PERIOD. We cannot and will not be responsible for your failure to follow ourrecommendations listed in this inspection report.

Safety Concern (SC)=This system or component current state poses a potential safety hazard to theoccupants or structure. This item should be immediately further evaluated and repaired by a qualifiedtechnician/contractor to ensure safety.

A home inspection and it's report are only describing the condition of the systems and components of thishouse on the day of inspection. A home inspection is not a home warranty or guarantee of any kind. Systemsand components of this home may and probably will fail anytime after the inspection. We HIGHLYrecommend that you purchase and maintain a comprehensive home warranty, including coverage for yourroofing, heating and air conditioning, plumbing, and electrical systems and renew it each year you own thishouse.

Due to personal items such as clothing, furniture, window coverings, towels, hygiene and/or cleaning products,a full evaluation of the cabinets, closet, and walls could not be made. I recommend you carefully inspect thecabinets prior to close of escrow.

This home is older than 30 years and the home inspector considers this while inspecting. It is common to haveareas that no longer comply with current code. This is not a new home and this home cannot be expected tomeet current code standards. While this inspection makes every effort to point out safety issues, it does notinspect for code. It is common that homes of any age will have had repairs performed and some repairs maynot be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for itemsthat are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixedmaterials. Sometimes water signs in crawlspaces or basements could be years old from a problem that nolonger exists. Or, it may still need further attention and repair. Determining this can be difficult on an olderhome. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this istypical and fairly common. If the home inspection reveals signs of damage you should have a pest controlcompany inspect further for activity and possible hidden damage. The home inspection does not look forpossible manufacturer re-calls on components that could be in this home. Always consider hiring theappropriate expert for any repairs or further inspection.

This home is considered a "fixer upper." The home inspection is limited to what can be inspected in regards tofloor and wall coverings and general cosmetics. You should be aware of obvious areas that need prep andpaint, or replacement of coverings. These items represent the overall condition of home. The inspection ofmain components is the purpose of this inspection. Components such as structure, roof, plumbing, heating andelectrical are main components. Utilities must be on for inspection of these areas. If the inspection reportstates that a utility is off (no water, no fuel, or no electrical) then any item relating to these componentscannot be inspected. Always consider having the utility on in order to inspect these areas. There is a fee for areturn trip to re-inspect.

Style of Home:Multi-Family

Year home was built:Unknown

Parties present:Listing agent



Weather:Cloudy

Temperature:68 degrees

Rain in last 3 days:No

Carbon Monoxide test:Yes

Number of levels:2

Occupied:Yes*

House Square Footage:Unknown



1. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanentlyinstalled 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 homeinspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration orautomatic 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.

Styles & MaterialsRange:-Electric-

Exhaust/Range Hood:-Vented-

Wall Oven:-Electric-

Items1.0 GENERAL INFORMATION

InformationalThe appliances are functional but old. Some appliances may not have the same degree of efficiency as anewer model. Also you should not expect these appliances to last indefinitely.

1.1 DISHWASHERRepair or Replace(1) The dishwashers turned on and completed a was cycle at the time of the inspection. However, this isnot a guarantee that this unit will not leak at sometime in the future. Due to the age if the unit werecommend purchasing a home warranty to cover the unit and possible damages caused by leaks.(2) Rusted trays were noted at the dishwasher in Unit 1. This does not appear to impact operation. Adviserepair as necessary.

1.1 Item 1(Picture)



(3) Rusted trays were noted at the dishwasher in Unit 3. This does not appear to impact operation. Adviserepair as necessary.

1.1 Item 2(Picture)

(4) Rusted trays were noted at the dishwasher in Unit 4. This does not appear to impact operation. Adviserepair as necessary.

1.1 Item 3(Picture)

(5) We could not activate the dishwasher at unit #12 advise asking the sellers to demonstrate thefunction, or having the unit further evaluated by a qualified appliance installer.

1.1 Item 4(Picture) unit #12



1.2 RANGES AND COOKTOPSRepair or ReplaceNo anti-tip bracket was installed at the range in all unit locations. This bracket prevents the range fromtipping forward, which could cause the range to fall over and/or spill hot food from pots and pans. Theanti-tip bracket is a simple metal plate that holds the rear foot of the range to the floor. Recommendinstallation by a qualified person to prevent injury.

1.3 EXHAUST FAN/RANGE HOOD/DOWNDRAFTInformationalThe kitchen exhaust fans have power but little or no suction and may need to be repaired or replaced

1.3 Item 1(Picture) example noted at unit #9

1.4 GARBAGE DISPOSERRepair or ReplaceThe garbage disposal at unit #10 is frozen and should be repaired or replaced.


1.5 WALL OVENInspected

1.6 REFRIGERATORNot InspectedRefrigerators are not inspected because they are outside the scope of a standard home inspection.

1.7 WASHER/DRYERNot InspectedClothes washer and dryer were not tested nor inspected. Testing these units is outside the scope of astandard home inspection.



The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes everyeffort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind.Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors beused in your further inspection or repair issues as it relates to the comments in this inspection report.



2. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports,and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and ventsystem, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functionaldrainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls;and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supplypiping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply anddistribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of mainwater supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and allexterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The homeinspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and wastedisposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flushvalves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except asto functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system forproper sizing, design, or use of proper materials. Please refer to our Standards of Practice for a detailed list of what isinspected and what is not inspected.

We evaluate plumbing systems and their components in accordance with state or industry standards, which includetesting for pressure and functional flow. Plumbing systems have common components but they are not uniform. Inaddition to fixtures, components typically consist of gas pipes, potable water pipes, drain and vent pipes, shut-offvalves, which we do not test, pressure regulators, pressure relief valves, and water-heating devices. The best and mostdependable water pipes are copper, because they are not subject to the build-up of minerals that bond to the inside ofgalvanized pipes and gradually reduce their inner diameter and restrict the volume of water. A water softener willremove most of these minerals, but not once they are bonded within the pipes, for which there would be no remedyother than a re-pipe.

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

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

Styles & MaterialsWater Source:Public

Plumbing Supply:Copper

Plumbing Distribution:CopperPartially Visible

Washer Drain Size:2" Diameter

Plumbing Waste:ABSPartially Visible

Water Heater Fuel Source:Natural Gas

Water Heater Flue Pipe Material:Double wall Metal

Capacity:100 GALLONS

Year Water Heater Was Made:2008OLDER THAN 10 YEARS

Manufacturer:RUUD

Water Pressure:60-65 psi

Gas Distribution Piping:Rigid Iron Pipe



C:\Users\Andre\Documents\HomeGauge\Reports\010318AP1\jrinspections.com

Items2.0 PLUMBING GENERAL

InformationalA majority of the plumbing supply, distribution, drain, waste, and vent systems were concealed behind theflooring, buried in the slab, routed through the attic below the insulation insulation or in inaccessiblesections of the attic or crawlspace and were not visible at the time of the inspection. Our inspection ofthe plumbing system is non-intrusive and non-destructive and only included the visibly accessiblecomponents of the plumbing system. Please be advised: THIS INSPECTION OF THE PLUMBING SYSTEMIS NOT A WARRANTY OR GUARANTEE THAT LEAKS OR BLOCKAGES WILL NOT OCCUR ANYWHERE IN THEPLUMBING SYSTEM AT ANY POINT IN TIME AFTER THIS HOME INSPECTION HAS BEEN COMPLETED. Weare informing you now that you should purchase a homeowner insurance policy and home warrantee thatcovers the plumbing system in the event problems develop in this system. John Robinson's InspectionGroup is not and will not be responsible for concealed defects and will be held harmless should anydevelop in this home.

2.1 PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEMInformational(1) Please note: due to wall coverings, insulation, HVAC ductwork, buried lines or other obstructions, itwas not possible to observe the entire water supply and distribution system throughout this entire home.Damage to the piping can be present in a non-visible location. You may wish to have the water supplyand distribution system further explored by a licensed plumber contractor before the end of yourcontingency period to determine if any latent defects exist.(2) There is evidence that the property plumbing system was partially replaced with copper plumbing. Itis not possible to verify if the entire water supply system has been replaced because piping is not visibledue to wall and ceiling coverings. Advise inquiry with the seller for the work completed receipts. Youshould also consider checking city and/or county records for permits covering this modification.

2.1 Item 1(Picture) example noted at the rear

2.2 FIXTURES AND CONNECTED DEVICESRepair or Replace(1) The tub diverters did not function properly at the time of the inspection. Water sprays from showerhead and tub spout at the same time. This is typically due to corrosion and or hard water build-up.Recommend further evaluation by a licensed plumber or a qualified expert.(2) The drain overflow cover appeared to be installed properly at the bathtub(s). However, determining ifthe drain line is properly connected behind these covers is beyond the scope of this inspection.Recommend further evaluation by a licensed plumber.



(3) Some of the angle stops/shut off valves and/or supply lines under the sinks or behind the toilets arecorroding, have mineral deposits or rusted. This is indicative of a previous leak that has sealed itself.Recommend replacing these valves to prevent future leaks.

2.2 Item 1(Picture) example noted at the hallbathroom sink in unit 4.

2.2 Item 2(Picture) kitchen of unit 8

(4) Missing tub stop was noted in the hall bath in unit 1. Advise repair by a licensed plumber.

2.2 Item 3(Picture)

(5) The shower control valve and tub spout in the hall bathroom of unit 1 were noted loose to the wall.Advise correction by a licensed plumber to prevent possible leaks.

2.2 Item 4(Picture)



(6) The hall bathroom sink in unit 2 was noted heavily leaking from the overflow channel. Advisecorrection by a licensed plumber and restoration contractor.

2.2 Item 5(Picture)


2.2 Item 6(Picture)

(8) Shower head in the master bath of unit 3 leaks while in operation. Advise repair or replacement.

2.2 Item 7(Picture)



(9) A damaged angle stop was noted below the master sink in unit 4. Advise repair by a licensed plumber.

2.2 Item 8(Picture)


2.2 Item 9(Picture)

(11) The kitchen faucet at unit 5 was noted leaking at the stem during operation. Advise repair by alicensed plumbing contractor.

2.2 Item 10(Picture)



(12) A damaged hose bib was noted present at the rear patio at unit 5. Voids were noted in the stucco atthis location. Advise repair by a licensed plumber and stucco contractor.


(13) Shower head in the master bath of unit 5 leaks while in operation. Advise repair or replacement.


(14) The hall shower control valve in unit 5 leaks from the handle during operation. Advise repair by alicensed plumber to prevent possible moisture issues.




(15) Heavy corrosion/evidence of previous leaks were noted at the hall bathroom sink drain/basin in unit5. Advise repair by a licensed plumber.


(16) The hall shower control valve in unit 7 was noted loose to the wall. Advise correction by a licensedplumber.




(17) The master bathroom toilet in unit 7 was noted loose to the floor. This can cause damage to the waxring under the toilet. A damaged wax ring can allow water to leak. Left unchecked, leaking wax rings maycause other problems to include but not limited to: damaging the flooring and adjacent wall materials,organic growth, and even cause damage to the slab or wood subfloor. I Recommend further evaluation bya licensed plumber and repair as needed.

2.2 Item 16(Picture)2.2 Item 17(Picture)

(18) Chipping noted at the sink basin the the bathroom of unit 8. Advise repair as necessary.




(19) Multiple fixtures in all units were noted loose at the time of the inspection. This could be a moistureintrusion issue in the future. Recommend further evaluation by a licensed plumber to determine scope ofwork and necessary corrections needed.

2.2 Item 19(Picture) example noted atbathroom in unit #9

2.2 Item 20(Picture) tub spout at unit #9

(20) Tub drain stop is not installed at the bathroom in unit #9. Recommend repair by a licensed plumberor qualified expert.


(21) Shower head in the bathroom at unit #9 leaks while in operation. Advise repair or replacement.




(22) The hose bib is missing control valve at the rear of property. Recommend repair by a licensedplumber.


(23) The toilet in the master bath at unit #11 is loose on floor. This can cause damage to the wax ringunder the toilet. A damaged wax ring can allow water to leak. Left unchecked, leaking wax rings maycause other problems to include but not limited to: damaging the flooring and adjacent wall materials,causing roots to grow around the drain lines, organic growth, and even cause damage to the slab. IRecommend further evaluation by a licensed plumber and repair as needed.




(24) Rust noted at the sinks overflow channel at unit 11. This condition can lead to leaks. Recommendfurther evaluation and repair by a licensed plumber or qualified expert.

2.2 Item 25(Picture) master bath at unit #11

(25) The hall bath unit #13 sink stopper did not function properly at the time of the inspection. Weadvise necessary corrections.




(26) The toilet in the bathroom at unit #14 is loose on floor. This can cause damage to the wax ring underthe toilet. A damaged wax ring can allow water to leak. Left unchecked, leaking wax rings may causeother problems to include but not limited to: damaging the flooring and adjacent wall materials, causingroots to grow around the drain lines, organic growth, and even cause damage to the slab. I Recommendfurther evaluation by a licensed plumber and repair as needed.


(27) Shower head in the master bath at unit #12 leaks while in operation. Advise repair or replacement.


2.3 PLUMBING DRAIN, WASTE AND VENT SYSTEMSRepair or Replace(1) We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observingits draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scanof the main line would confirm its actual condition. However, you can be sure that blockages will occur,usually relative in severity to the age of the system, and will range from minor ones in the branch lines, orat the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones areeasily cleared, either by chemical means or by removing and cleaning the traps. However, if tree rootsgrow into the main drain that connects the house to the public sewer, repairs could become expensive andmight include replacing the entire main line. For these reasons, we recommend that you ask the sellers ifthey have ever experienced any drainage problems, or you may wish to have the main waste line video-scanned before the close of escrow. Failing this, you should obtain an insurance policy that coversblockages and damage to the main line. However, most policies only cover plumbing repairs within thehouse, or the cost of rooter service, most of which are relatively inexpensive.



(2) Slow drainage was noted at the sink in the hall bath of unit 2. Advise professional cleanout ornecessary corrections by a licensed plumber.

2.3 Item 1(Picture)

(3) Evidence of a previous possible leak was noted below the master bathroom sink in unit 3. Adviserepair by a licensed plumber.

2.3 Item 2(Picture)

(4) Evidence of a previous possible leak was noted below the bathroom sink in unit 6. Advise repair by alicensed plumber.

2.3 Item 3(Picture)



(5) Evidence of a previous possible leak was noted below the master bathroom sink in unit 7. Adviserepair by a licensed plumber.

2.3 Item 4(Picture)

(6) Leak noted at the drainline below the kitchen sink at unit #9. Advise further evaluation and repair bya licensed plumber or qualified professional.

2.3 Item 5(Picture)

(7) Slow drainage was noted at the sink in the bathroom at unit #9. Advise professional cleanout ornecessary corrections by a licensed plumber.




(8) Slow drainage was noted at the tub/shower at bathroom at unit #9. Advise professional cleanout ornecessary corrections by a licensed plumber.

2.3 Item 7(Picture)

(9) Slow drainage was noted at the sink in the kitchen in unit #10. Advise professional cleanout ornecessary corrections by a licensed plumber.

2.3 Item 8(Picture)

(10) Slow drainage was noted at the tub/shower at the bathroom in unit #10. Advise professionalcleanout or necessary corrections by a licensed plumber.

2.3 Item 9(Picture)



(11) Slow drainage was noted at the tub/shower at hall bath in unit #11. Advise professional cleanout ornecessary corrections by a licensed plumber.

2.3 Item 10(Picture) hall bath at unit #11

(12) Slow drainage was noted at the tub/shower at hall bath in unit #12. Advise professional cleanout ornecessary corrections by a licensed plumber.


(13) Slow drainage was noted at the sink in the master bath at unit #12. Advise professional cleanout ornecessary corrections by a licensed plumber.




(14) Slow drainage was noted at the sink in the master bath in unit #13. Advise professional cleanout ornecessary corrections by a licensed plumber.


(15) Slow drainage was noted at the tub/shower at hall bath at unit #13. Advise professional cleanout ornecessary corrections by a licensed plumber.


(16) Slow drainage was noted at the sink in the bathroom in unit #14. Advise professional cleanout ornecessary corrections by a licensed plumber.




(17) Slow drainage was noted at the tub/shower at bathroom in unit #14. Advise professional cleanout ornecessary corrections by a licensed plumber.


(18) Slow drainage was noted at the sink in the master bath at unit #15. Advise professional cleanout ornecessary corrections by a licensed plumber.


(19) Slow drainage was noted at the tub/shower at hall bath at unit #15. Advise professional cleanout ornecessary corrections by a licensed plumber.




(20) Slow drainage was noted at the tub/shower at bathroom at unit #16. Advise professional cleanoutor necessary corrections by a licensed plumber.


2.4 CORRECT PLUMBING AT FAUCETS (hot left, cold right)Repair or ReplaceThe hot and cold water supply is reversed at the tub/shower in the hall bath of unit 5. This is considered ascalding hazard. Recommend correction by a licensed plumber.

2.4 Item 1(Picture)

2.5 WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTSRepair or Replace, Safety Concern



(1) The water heater was functioning at the time of inspection. However, it appears to be an older unit (10years+), and repairs or even failure can be expected. You should consider replacing this water heater asa preventive measure.

2.5 Item 1(Picture)

(2) Separations were noted at the water heater flue pipe. This condition poses a potential CO hazard.Advise consulting a licensed plumbing contractor to determine necessary repairs.

2.5 Item 2(Picture)



(3) Corrosion noted at the water heater supply lines. Advise consulting a licensed plumber to determine ifcorrections are needed at this time.

2.5 Item 3(Picture)

2.6 TEMPERATURE AND PRESSURE (T&P) RELIEF VALVEInspected

2.7 WATER HEATER STRAPPING AND BRACINGInspected

2.8 HOT WATER RECIRCULATING PUMPRepair or ReplaceCorrosion noted at the water heater recirculating pump. Advise consulting a licensed plumbing contractorto determine if corrections are needed at this time.

2.8 Item 1(Picture)

2.9 MAIN WATER SHUT-OFF DEVICE (Describe location)Informational



The main water shut off valve is located at the front exterior wall of the unit(s).

2.9 Item 1(Picture)

2.10 PRESSURE REGULATORInformationalThe pressure regulator is located at the front exterior wall of the unit(s).

2.10 Item 1(Picture) example noted at 60 psiusing tester


2.11 GAS STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports,leaks)InformationalPlease note: due to wall coverings, insulation, HVAC ductwork, buried lines or other obstructions, it wasnot possible to observe the entire gas supply and distribution system throughout this entire home.Damage to the piping can be present in a non-visible location. You may wish to have the water supplyand distribution system further explored by a licensed plumber contractor before the end of yourcontingency period to determine if any latent defects exist.

2.12 MAIN GAS SHUT OFF VALVE (describe location)Informational



The main gas shut off valve is located at the gas meter at the left side of the unit (facing front).


The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort tofind all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or theability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructedand barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time(like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware thatthe inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It isrecommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.



3. Interiors

The home inspector shall observe the visually accessible areas of the: walls, ceiling, and floors; steps, stairways,balconies, and railings; counters and a representative number of installed cabinets; and a representative number ofdoors and windows. The home inspector shall: operate a representative number of windows and interior doors; andreport signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensationon building components.

The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls,ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & MaterialsCeiling Materials:Sheetrock

Wall Materials:Sheetrock

Floor Covering(s):CarpetLinoleum

Interior Doors:Wood

Cabinetry:Wood

Items3.0 INTERIOR GENERAL

Informational(1) Please note: Determining if damage, the presence of organic growths, moisture or wood rot behindwall, floor and ceiling coverings is beyond the scope of this inspection. If you are concerned or believethat these conditions may exist in a nonvisible or concealed area, I recommend that you have this homefurther examined by a qualified contractor or environmental hygienist.(2) Pest/insects noted at the time of the inspection. Recommend further evaluation by licensed pestcontrol company to determine scope of work and necessary corrections needed at this time.

3.1 CEILINGSRepair or Replace(1) Acoustic texture, also known as "popcorn", was present at the ceiling. This material was often usedfrom the late 1950s into the 1980s in residential construction. Some of this material installed before the80's has been known to contain asbestos. It is beyond the scope of this inspection to test for asbestos.The only way to confirm the presence or absence of asbestos is by having a sample of the material testedin a lab. If client has any concerns regarding asbestos materials, an asbestos-testing lab should beconsulted for further review.

3.1 Item 1(Picture) noted at the ceilingsthroughout all units and common areas.



(2) There appeared to be a patch or evidence of a repair noted on the ceiling in above various showerlocations. This could be indicative of a previous roof leak. The area appeared dry at the time of theinspection. Recommend asking the sellers about this and/or have further evaluated by a licensed roofcontractor. Please note: determining if damaged exist behind the walls of any surface is beyond thescope of this inspection.

3.1 Item 2(Picture) unit 2 hall shower. 3.1 Item 3(Picture) unit 3 master shower.

3.1 Item 4(Picture) master shower unit 4. 3.1 Item 5(Picture) unit 5 hall shower.

3.1 Item 6(Picture) unit 6 hall shower. 3.1 Item 7(Picture) unit 7 hall shower.



(3) Dividing walls were noted removed at the entry area of all units. This appears to be minor cosmeticdamage. Recommend consulting a licensed general contractor to determine if corrections are necessary.

3.1 Item 8(Picture)

(4) The ceiling has typical cosmetic damage in unit 2. You may wish to view this for yourself and haverepaired by a qualified expert.

3.1 Item 9(Picture)

(5) Apparent moisture damage was noted at the ceiling above the shower in unit 8. Area appeared dry atthe time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.




(6) The ceiling appears to have typical stress fractures. You may wish to have this further evaluated by aqualified expert and repair as needed.

3.1 Item 11(Picture) example noted at theliving room in unit #9

3.1 Item 12(Picture) living room at unit #14

3.1 Item 13(Picture) unit #15 at living room 3.1 Item 14(Picture) living room at unit #16

(7) There is a moisture stain on the ceiling in unit 16 that should be explored further by a licensed roofcontractor.

3.1 Item 15(Picture) master bedroom at unit#16



3.2 WALLSRepair or Replace(1) Due to occupants personal items, not all areas were visible. Recommend a careful evaluation duringfinal walk-through.(2) Typical cosmetic damage noted. Advise paint and/or repairs as needed.(3) Moisture damage was noted at the wall adjacent to the hall shower in unit 1. Area appeared dry at thetime of the inspection. Advise further evaluation and repair by a licensed restoration contractor.

3.2 Item 1(Picture)

(4) Moisture damage was noted at the wall adjacent to the master shower in unit 3. Area appeared dry atthe time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.

3.2 Item 2(Picture)



(5) Patches or evidence of repairs noted in the 2nd bedroom closet in unit 4. Unable to determine theexact cause. You may wish to ask the sellers about any repairs you are concerned about. Please note:determining if damage exist behind the walls of any surface is beyond the scope of this inspection.

3.2 Item 3(Picture) 3.2 Item 4(Picture)

(6) Moisture damage was noted at the wall adjacent to the master shower in unit 5. Area appeared dry atthe time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.

3.2 Item 5(Picture)

(7) Moisture damage was noted at the wall adjacent to the hall shower in unit 7. Area appeared dry at thetime of the inspection. Advise further evaluation and repair by a licensed restoration contractor.

3.2 Item 6(Picture)



(8) The walls appears to have typical stress fractures. You may wish to have this further evaluated by aqualified expert and repair as needed.


(9) Moisture damaged wood noted at the baseboard in the bathroom unit #10. This is indicative of aprevious plumbing leak. These areas appeared dry at the time of the inspection. Recommend furtherevaluation by a licensed termite inspector and repair as needed.

3.2 Item 8(Picture) example noted at bathroomin unit #10

3.3 FLOORS COVERINGSRepair or Replace



(1) The carpeted flooring in unit 2 needs to be stretched. Advise correction by a licensed flooringcontractor as necessary.

3.3 Item 1(Picture)

(2) The carpeted flooring in unit 4 appeared to be approaching the end of it's useful life. Recommendfurther evaluation by a licensed flooring contractor.

3.3 Item 2(Picture)

(3) Gaps noted between the tile and baseboard in one or more location. Advise sealing as needed.(4) The floor coverings show signs of age/use. If you are concerned with the condition of the flooring, alicensed flooring contractor should be contacted to give estimates on cost of replacement.(5) Due to occupants personal items, not all areas were visible. Recommend a careful evaluation duringfinal walk-through.

3.4 STEPS, STAIRWAYS, BALCONIES AND RAILINGSInspected

3.5 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETSRepair or Replace



(1) Evidence of previous repairs were noted below the kitchen sink in Unit 1. Advise inquiry with the sellerand further evaluation by a licensed restoration contractor as necessary.

3.5 Item 1(Picture)

(2) Damaged hinges were noted at the medicine cabinet in the master bath of unit 4. Advise repair by aqualified person.

3.5 Item 2(Picture)



(3) A general musty odor/evidence of previous leaks were observed below the kitchen sink in unit 6.Unable to determine the exact cause. Area appeared damp at the time of the inspection. Unable todetermine the exact cause. Advise further evaluation by a licensed restoration contractor andenvironmental hygienist to determine if corrections are needed at this time.

3.5 Item 3(Picture)

(4) A general musty odor/evidence of previous leaks were observed below the kitchen sink in unit 8.Unable to determine the exact cause. Area appeared damp at the time of the inspection. Unable todetermine the exact cause. Advise further evaluation by a licensed restoration contractor andenvironmental hygienist to determine if corrections are needed at this time.

3.5 Item 4(Picture)



(5) Evidence of past leaks noted below the kitchen sink at unit #9. This area was dry at the time ofinspection. Advise inquiry with sellers and/or monitoring this area.


(6) Evidence of past leaks noted below the hall bathroom in unit #15. This area was dry at the time ofinspection. Advise inquiry with sellers and/or monitoring this area.

3.5 Item 7(Picture) hall bath at unit #15

(7) Advise caulking around the sinks/countertops. Where sealant is aged and or failing.

3.5 Item 8(Picture) example noted in bathroomat unit #9


(8) Cabinet door hardware noted loose. Advise necessary corrections.



(9) Damage, missing or loose drawer guides noted. Advise necessary corrections.(10) Due to personal items such as towels, hygiene and/or cleaning products, a full evaluation of thecabinets could not be made. I recommend you carefully inspect the cabinets prior to close of escrow.

3.6 TUB/SHOWER ENCLOSURERepair or Replace(1) All shower enclosure locations need general cleaning and recaulking around the tub spouts, controlvalves, shower head and enclosure door locations. Advise necessary correction.(2) Chipping/pitting was noted in the tub basin in unit 1. Advise repair to prevent possible leaks.

3.6 Item 1(Picture)

(3) Damaged frame noted at the hall shower in unit 2. Advise repair.

3.6 Item 2(Picture)



(4) Discoloration/staining was noted at the tub in the master bathroom of unit 3. Advise correction asnecessary.

3.6 Item 3(Picture)

(5) Wear/cracking was visible at the tub basin in unit 6. Advise repair to prevent possible leaks.

3.6 Item 4(Picture)

(6) Chipping/pitting was noted in the master shower basin in unit 7. Advise repair to prevent possibleleaks.

3.6 Item 5(Picture)



(7) Advise caulking around bathtub spout and shower control valves in unit #10, to prevent moistureintrusion.

3.6 Item 6(Picture)

(8) Corrosion/calcification noted at the shower enclosure door in unit 11. This is common of older doors,but may indicate the seals are leaking. Advise monitoring and replacing as needed.


(9) The bathroom shower door track is missing the bottom door guide at unit #16. This door guide keepsthe doors properly aligned in the track. Without the guide, the doors are more likely to fall off track.Recommend replacing the guide.

3.6 Item 8(Picture)



3.7 DOORS (REPRESENTATIVE NUMBER)Repair or Replace(1) Missing door stops were noted at the interior doors throughout the complex. Advise correction toprevent possible damage.(2) Damaged roller noted at the hall closet doors in unit 7. Advise repair.

3.7 Item 1(Picture)

(3) One or more closet door appeared to be missing it's plastic floor guide. This could prove to be apinching hazard for small children. Advise repair.


3.8 WINDOWS (REPRESENTATIVE NUMBER)Repair or Replace(1) The bedroom windows throughout the complex were noted installed too high by today's buildingstandards. Advise consulting a licensed general contractor for corrections as necessary.



(2) One or more screen is loose, missing, bent or damaged. Advise repairing as needed.

3.8 Item 1(Picture) example noted at thebedroom in unit 2.

3.9 ATTICNot PresentThere is no accessible attic area for the complex. I was unable to inspect or identify any defects in theceiling cavity.

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to findall areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture,area rugs or areas obstructed from view. 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 in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



4. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuitconductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of arepresentative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house,garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interiorplumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; Theoperation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Serviceamperage and voltage; Service entry conductor materials; Service type as being overhead or underground; andLocation of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring.The home inspector shall report on presence or absence of smoke detectors, and operate their test function, ifaccessible, except when detectors are part of a central system.

The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate anyover current device except ground fault circuit interrupters; Dismantle any electrical device or control other than toremove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security systemdevices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillarywiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Common national safety standards require electrical panels to be weatherproof, readily accessible, and have a minimumof thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and eachcircuit within the panel should be clearly labeled. Industry standards only require us to test a representative number ofaccessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if aresidence is furnished we will obviously not be able to test each one.

Styles & MaterialsElectrical Service Conductors:Overhead ServiceCopper

Panel Type:Circuit Breakers

Panel Capacity:800 amp

Electric Panel Manufacturer:ZINSCO*

Branch Wire 15 and 20 Amp:Copper

Wiring Methods:Romex

Exterior Lighting Control:Standard switched

Items4.0 OVERHEAD SERVICE ENTRANCE CONDUCTORS

Inspected

4.1 MAIN AND DISTRIBUTION PANELSRepair or Replace, Safety Concern(1) The electrical panels throughout the complex were manufactured by Zinsco/Sylvania. These panelswere made with alloy buss bars which are easily dented. Because of this, a poor connection with thecircuit breakers sometimes develops. We recommend that you consult with a licensed electrician as to theintegrity of this electric panel. More information can also be found at http://www.inspect-ny.com/electric/Zinsco.htm(2) The cover screw(s) at all electric panels are pointed. Pointed screws are a safety concern because theycan damage wires behind the cover and become energized. Recommend replacing the screws with thosedesigned for electric panels.(3) The sub panels for each unit were noted mostly or completely full. Space is not provided for theaddition of more breakers. We could not inspect the condition of buss bars. If expansion is desired, weadvise consulting with a licensed electrician.(4) The electrical panels need to be re-labeled where the labeling is faded or confusing. Advise correctionby a licensed electrical contractor.



http://www.inspect-ny.com/electric/Zinsco.htm


4.2 SYSTEM GROUNDING AND GROUNDING EQUIPMENTInspected

4.3 LOCATION OF MAIN AND DISTRIBUTION PANELSInformationalThe meter back was noted at the rear exterior wall of the structure. Additional sub-panels were located inthe bedroom closets of each unit.

4.3 Item 1(Picture)

4.4 OVERCURRENT DEVICES (Circuit Breakers, Fuses) AND COMPATIBILITY OF THEIR AMPERAGEAND VOLTAGERepair or Replace, Safety ConcernDouble tapping was observed at the common panel in the meter closet. This is a practice of connectingtwo wires to one circuit breaker, which is not allowed. Recommend correction by a licensed electrician.

4.4 Item 1(Picture)

4.5 BRANCH CIRCUIT CONDUCTORSRepair or Replace, Safety Concern(1) Please note: due to wall coverings, insulation, HVAC ductwork or other obstructions, it was notpossible to observe the branch circuit wiring throughout this entire home. Damage to the insulation orwiring itself can be present in a non-visible location. You may wish to have the branch circuit wiringfurther explored by a licensed electrical contractor before the end of your contingency period to determineif any latent defects exist.



(2) Improperly terminate electrical connections were noted present in the electrical meter closet. Adviseconsulting a licensed electrical contractor to determine necessary corrections.


4.6 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation ofceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, andon the dwelling's exterior walls)Repair or Replace(1) Numerous outlets throughout the complex were noted worn and having poor ground contacts. Adviserepair/replacement by a licensed electrical contractor to correct this issue.

4.6 Item 1(Picture)



(2) A loose outlet was noted in the master bedroom of unit 5 near the window area. Advise correction.

4.6 Item 2(Picture)

(3) Bare bulb light fixtures in cabinets or closets are now considered a safety concern. We advisereplacing with an approved covered fixture.

4.6 Item 3(Picture) master bedroom closet atunit #12

4.7 EXTERIOR LIGHTING (Patio lights, motion sensors)Inspected

4.8 POLARITY AND GROUNDING OF RECEPTACLESRepair or Replace(1) I was unable to determine the presence of adequate grounding in the sub panels in each unit. Adviseconsulting a licensed electrical contractor for further evaluation as necessary.



(2) Unconventional grounding noted at the common area panel in the meter closet. Advise consulting alicensed electrical contractor to determine if corrections are needed at this time.

4.8 Item 1(Picture)

(3) Reversed polarity was detected at the master bathroom receptacle(s) in unit 5. This occurs when thewires are installed incorrectly. Recommend correction by a licensed electrician.

4.8 Item 2(Picture)

4.8 Item 3(Picture)

4.9 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)Repair or Replace, Safety Concern(1) This house was built prior to the requirement for the installation of GFCI receptacles in certainlocations in the house. A general lack of GFCI protection was noted at all required locations. The locationswhere GFCI receptacles are required has increased, but it is not required to retrofit older homes unless aremodel takes place. For safety, it is advisable to upgrade all receptacles within 6 feet of a plumbingfixture, in garage, all kitchen counter top outlets, and at exterior, to GFCI protected outlets. A completelist of GFCI installation requirements and the dates that they were first required can be viewed at GFCIRequirements(2) Definition: A ground-fault is an unintentional electrical path between a source of electrical current and a grounded surface.Electrical shock can occur if a person comes into contact with an energized part. GFCI's (ground-fault circuit-interrupters) cangreatly reduce the risk of shock by immediately shutting off an electrical circuit when that circuit represents a shock hazard (i.e., aperson comes in contact with a faulty appliance together with a grounded surface). GFCI's can be installed in a circuit breaker panelboard or directly in a receptacle outlet.

4.10 OPERATION OF AFCI (ARC FAULT CIRCUIT INTERRUPTERS)Not Present



http://www.checkthishouse.com/2498/gfci-locations-in-residential-buildings-based-on-2008-nec.html


Definition: When an electrical switch is opened or closed, an arc, or discharge of electricity across a circuit, occurs. Unintentionalarcs can occur at loose connections or where wires or cords have been damaged. Such arcs can lead to high temperatures andsparking, possibly igniting combustibles. AFCI's (arc-fault circuit-interrupters) protect against fire by continuously monitoring theelectrical current in a circuit and shutting off the circuit when unintended arcing occurs. These devices are designed to discriminatebetween unintended arcing and the type of arcing that occurs when a switch is operated.

4.11 SMOKE DETECTORSRepair or Replace(1) We recommend replacing all smoke detectors upon moving into home. Smoke detectors that are 10 years old or older mayhave a failure rate as high as 30%, and smoke detectors that are 15 years old or older may have a failure rate as high as 50%according to the National Fire Protection Association www.nfpa.org . We also recommend that a smoke alarm be installed in eachbedroom, and at least one on each level outside of bedrooms.(2) Smoke detectors noted in the hallway and operable at the time of the inspection. Recommendinstalling additional smoke detectors in each bedroom.


4.12 CARBON MONOXIDE DETECTOR(S) (Describe number and location)Repair or ReplaceA majority of the units in the complex appeared to be missing CO detectors. Advise installation asnecessary.

4.13 CABLE AND TELEPHONE ENTRANCENot Inspected

The electrical system of the home was inspected and reported on with the above information. While the inspector makes everyeffort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Anyoutlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector hasyour best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommendedthat qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



http://www.nfpa.org/

5. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics andfoundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible atticventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The homeinspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditionedsurfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; andMove insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earthfilled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulationand vapor retarders; or Venting equipment that is integral with household appliances.

Styles & MaterialsAttic Insulation:Unknown

Floor System Insulation:Unknown/Not Visible

Ventilation:None found

Exhaust Fans:Fan

Dryer Power Source:Gas Connection

Dryer Vent:Flexible Metal

Items5.0 INSULATION IN ATTIC

Not Inspected

5.1 INSULATION UNDER FLOOR SYSTEMNot Inspected

5.2 VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT)Not Inspected

5.3 VENTILATION OF ATTIC AND FOUNDATION AREASNot Inspected

5.4 VENTING SYSTEMS (Kitchens, baths and laundry)InformationalWe recommend cleaning/servicing the dryer vent upon moving into the home.

5.4 Item 1(Picture)

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fullyinspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Onlyinsulation that is visible was inspected. 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 in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



6. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roofpenetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall:Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspectoris not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems,antennae, and lightning arrestors.

If this home is identified as having a Tile roof covering, it was inspected from the ground and attic to avoid damagingthe roof covering, and possibly voiding the warranty. This is in accordance with the CREIA and ASHI standards ofpractice. The entire roof was not visible and I cannot guarantee that all of the tiles are in good condition. I recommendthat you have the roof inspected by a licensed roof contractor if you are concerned that there may be tiles that arebroken or have slipped out of position.

We recommend that you include "roof" coverage on a home warranty. To guarantee this roof will not leak, you wouldneed to have a roofing company perform a water test and issue a roof certification, which is beyond the scope of ahome inspection. However, the sellers or the occupants will generally have the most intimate knowledge of the roof, andyou should ask them about its history and then schedule a regular maintenance service.

Please note that a home inspection is neither a guarantee of any kind against leaking, nor a warranty of the longevity ofthe roof. It is a visual evaluation of the roof and the attic below. We strongly recommend that you purchase andmaintain a roof rider with your home warranty.

Styles & MaterialsRoof Covering:Tar and gravelRolled Asphalt/Fiberglass

Viewed roof covering from:Walked roof

Items6.0 ROOF COVERINGS

Repair or Replace(1) Wear and deterioration noted at roof covering due to age and sun exposure. This appears to benormal deterioration. However, prior to close of escrow we advise consulting with a licensed roofingcontractor to review and give estimates of life remaining and necessary repairs to prevent leaks. This isalso important because a home inspection is not a guarantee against roof leaks.

6.0 Item 1(Picture)



(2) Separations were noted at the roof covering at the vertical walls. Advise consulting a licensed roofingcontractor to determine necessary maintenance/repair.






(3) Large trees were noted close to, or in contact with, the roof covering. This condition can promotedamage and allow for pest intrusion issues. Advise consulting a licensed roofing contractor to determinenecessary repairs.


(4) Displaced aggregate was noted present at the roofing in various locations. This appears to beattributed to previous vegetation contact. Advise consulting a licensed roofing contractor for necessaryservicing/repair.





6.1 FLASHINGS, SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSRepair or ReplaceThe sealant at the flashings and pipe boots is aged. Recommend re-sealing to prevent leaks.

6.1 Item 1(Picture)

6.2 ROOF SHEATHING (As observable from attic)Repair or ReplacePortions of the roof sheathing appeared to be brittle and aged. Advise further evaluation by a licensedroofing contractor to determine if corrections are needed at this time.


6.3 ROOF DRAINAGE SYSTEMSRepair or Replace



(1) Missing downspout noted at the roof above the complex entry area. Advise correction as necessary.

6.3 Item 1(Picture)

(2) The downspouts improperly terminate. Terminating the downspouts directly next to the home withoutan elbow and splashblock and/or buried drain line, will typically create and/or accelerate issues withmoisture intrusion, erosion, and can lead to abnormal settlement of the foundation. This is because roofrun-off is now concentrated into a specific area. I recommend having elbows and splashblocks installedwhere possible, some areas may need a buried drainline to properly divert water away from home.

6.3 Item 2(Picture) right side

(3) The gutters appear intact but due to the lack of recent rain, I am unable to determine if gutters leakat seams or spills water. Gutters should be cleaned/inspected periodically for routine maintenance toensure proper drainage.

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection andweather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector hasyour best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommendedthat qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



7. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number ofwindows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves,soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect totheir effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate allentryway doors and a representative number of windows; Operate garage doors manually or by using permanentlyinstalled controls for any garage door operator; Report whether or not any garage door operator will automaticallyreverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components wheredeterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening,shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garagedoor operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas,saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, orathletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The homeinspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris thatobstructs access or visibility.

Styles & MaterialsWINDOW TYPES:AGEDSingle Pane Aluminum

SIDING MATERIAL:STUCCO

EXTERIOR ENTRY DOORS:WOODSLIDING GLASS DOORS (ALUMINUM)

APPURTENANCE:PATIO

DRIVEWAY:AGEDCONCRETE

Items7.0 WALL CLADDING FLASHING AND TRIM

Repair or Replace(1) Typical hairline stucco cracks noted. You may wish to view them for yourself and have repaired by alicensed contractor.

7.0 Item 1(Picture) example noted at the rear 7.0 Item 2(Picture)



(2) Inadequate separations noted between the patio and the stucco weep screed. Moisture damagedstucco and moisture intrusion remains a possibility whenever this condition exist. Advise furtherevaluation by a licensed siding contractor. Also installing gutters can help to minimize the amount ofmoisture in this area.


(3) Siding in contact with ground at the front/rear/side of the unit. Moisture damage and moistureintrusion remains a possibility whenever this condition exist. Recommend a ground clearance of 4 to 6inches where possible.

7.0 Item 5(Picture)



(4) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.

7.0 Item 6(Picture)

(5) Moisture damaged stucco noted in areas. Recommend further evaluation and repair by a licensedstucco contractor.

7.0 Item 7(Picture) left side of property 7.0 Item 8(Picture) front

(6) Damaged stucco noted in several areas of the exterior. Advise further evaluation/repair by a qualifiedprofessional.

7.0 Item 9(Picture) evidence of previousrepairs noted



7.1 DOORS (Exterior)Repair or Replace(1) The sliding glass doors are mounted with the sliding portion of the doors mounted on the exterior sideof the home. This was common at the time of original construction. However, this may allow the slidingportion of the doors to be removed by a would be intruder from the exterior of the house. Recommendupgrading the sliding glass doors to the type with the sliding portion of the door mounted on the interiorof the home to prevent this.

7.1 Item 1(Picture) noted atall patio door locations.

(2) Pitting, corrosion and age related damage was apparent at the frame of all sliding glass door locations.Advise consulting a licensed door contractor to determine if corrections are needed at this time.

7.1 Item 2(Picture) noted at the patio of unit 7



(3) Loose/damaged hardware noted at the patio door hardware in unit 1. Advise repair to allow for properoperation.

7.1 Item 3(Picture)

(4) Missing weather stripping noted at the entry door at unit 2. Advise repair.

7.1 Item 4(Picture)



(5) Damaged screen door noted at unit 2. Advise repair as necessary.

7.1 Item 5(Picture)


7.1 Item 6(Picture)




7.1 Item 7(Picture)


7.1 Item 8(Picture)

(9) Damaged screen door noted at unit 7. Advise repair as necessary.

7.1 Item 9(Picture)





7.2 WINDOWSRepair or ReplaceThe window tracks and hardware need to be cleaned and/or serviced to function properly and/orsmoothly. Recommend further evaluation by a licensed window contractor.

7.2 Item 1(Picture) example noted at hekitchen at unit #9

7.3 EAVES, SOFFITS AND FASCIASInspected

7.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLERAILINGSRepair or Replace



Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.

7.4 Item 1(Picture)

7.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAININGWALLS (With respect to their effect on the condition of the building)Repair or Replace(1) Tree(s) and/or large plants are located too close to the house. Tree limbs/vegetation that are too closeto the house can cause damage in several ways. Limbs or vines in contact with roof/siding or hangingnear roof/siding should be trimmed to prevent damage to roof/siding and to prevent rodent infestation.Also, as the plants grow, damage can occur to the siding, concrete flat work and to the foundation.Recommend having the foliage removed or trimmed by a qualified professional to prevent damage to thehouse.

7.5 Item 1(Picture)7.5 Item 2(Picture)

(2) Typical settlement cracks noted in areas of the hardscape. Advise monitoring and repair whenneeded.



(3) Offsets noted in areas of the hardscape that may prove to be a trip hazard. Advise repair.

7.5 Item 3(Picture)

(4) Large tree at the front of the unit is located close to the house. Tree roots can cause structural andplumbing damage. Advise removal as necessary.

7.5 Item 4(Picture)

7.6 TEMPERED GLASS PRESENT AT DOORS AND WINDOWSInspected

7.7 FENCING AND GATESInspected

7.8 IRRIGATION SYSTEMSNot InspectedIrrigation systems are not inspected as part of a home inspection.

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to findall areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repairitems mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



8. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilingsand roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers,ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration issuspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entrycould damage the property, or when dangerous or adverse situations are suspected; Report the methods used toobserve under floor crawl spaces and attics; 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 to:Enter any area or perform any procedure that may damage the property or its components or be dangerous to oradversely effect the health of the home inspector or other persons.

Styles & MaterialsFoundation:Poured concrete

Wall Structure:2 X 4 Wood

Floor Structure:Slab

Ceiling Structure:2X4

Roof Structure:Not visible

Roof-Type:Flat

Method used to observe attic:Inaccessible

Items8.0 WALLS (Structural)

Inspected

8.1 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful waterpenetration into the building or signs of abnormal or harmful condensation on buildingcomponents.)InformationalDue to floor coverings, vegetation, siding or other obstructions, not all areas of the foundation wherevisible. Our review of the home's foundation is limited. You may wish to have this further explored by alicensed foundation contactor and/or a licensed structural engineer to determine if any latent defectsexist.

8.2 FLOORS (Structural)InformationalDue to floor coverings, vegetation, siding or other obstructions, not all areas of the foundation wherevisible. Our review of the home's foundation is limited. You may wish to have this further explored by alicensed foundation contactor and/or a licensed structural engineer to determine if any latent defectsexist.

8.3 CEILINGS (structural)Inspected

8.4 ROOF STRUCTURE AND ATTICInspected

8.5 PRESENCE OF FOUNDATION BOLTSInformationalThe home is likely bolted to the foundation. However, drywall was in place at the time of the inspection.Bolts could not be seen because of this.

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort tofind all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Anyrepair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be usedin your further inspection or repair issues as it relates to the comments in this inspection report.



9. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment;Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, andvents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts andpiping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of aninstalled heat source in each room. The home inspector shall describe: Energy source; and Heating equipment anddistribution type. The home inspector shall operate the systems using normal operating controls. The home inspectorshall open readily openable access panels provided by the manufacturer or installer for routine homeownermaintenance. The home inspector is not required to: Operate heating systems when weather conditions or othercircumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; orObserve: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity oradequacy of heat supply to the various rooms.

Styles & MaterialsHeat Type:Radiant Ceiling

Energy Source:Electric

Types of Fireplaces:None

Cooling Equipment Type:Wall Unit (Ductless)

Cooling Equipment Energy Source:Electricity

Items9.0 HEATING EQUIPMENT

Informational(1) The radiant heating systems in units 2, 3, 4 and 7 were noted turned off at the electrical panel. Ourcompany does not restore power to these circuits and as such, were unable to determine operation of theheating systems in these units. Due to this condition an the type of heat systems installed in the complex,it is advised that a safety check of all the radiant heating systems in each unit be performed by a licensedHVAC contractor to determine if latent defects exist.(2) The remaining radiant ceiling heater(s) appeared functional at the time of inspection. However,determining the life remaining is beyond the scope of a home inspection. Due to the mild climate, in SanDiego it is not uncommon to see these units still in use, in homes that are 40+ years old. However, youmay wish to have these units further evaluated by a licensed HVAC contractor to determine life remaining.

9.0 Item 1(Picture)

9.1 NORMAL OPERATING CONTROLSRepair or Replace



Damaged/missing thermostat controls were noted at various locations. I was unable to attempt operationof several of these units due to lack of power at the electrical panel. Advise consulting a licensed HVACcontractor for necessary replacement.

9.1 Item 1(Picture) example noted at the 2ndbedroom in unit 7.

9.2 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMInformationalOur company was unable to determine operation of several of the heating systems at the time of theinspection.

9.3 COOLING AND AIR HANDLER EQUIPMENTRepair or Replace(1) The cooling system in unit 2 was unpowered at the time of the inspection. Advise consulting a licensedHVAC contractor for servicing as necessary.

9.3 Item 1(Picture)



(2) The cooling system in unit 6 was noted inoperable at the time of the inspection. Advise furtherevaluation and repair by a licensed HVAC contractor.

9.3 Item 2(Picture)

(3) One wall unit noted at the living room of unit #15 did not appear to be functional at the time ofinspection. However, determining the life remaining is beyond the scope of a home inspection.Recommend having this unit further evaluated by a licensed HVAC contractor to determine necessarycorrections needed at this time.

9.3 Item 3(Picture)

9.4 NORMAL OPERATING CONTROLSInspected

9.5 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOMNot PresentThere is no central air conditioning in this home. This home has no central air (No AC). This is for yourinformation.

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive.The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal somethingonly a licensed heat contractor would discover. 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 in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



10. General Pictures

Items10.0 LAUNDRY ROOM/AREA

InspectedLaundry room.


10.1 UNIT 1InspectedUnit 1























10.4 UNIT 4Inspected



Unit 4

































Unit 8







Unit 9

10.9 Item 1(Picture) kitchen 10.9 Item 2(Picture) living room

10.9 Item 3(Picture) bathroom 10.9 Item 4(Picture) master bedroom

10.10 UNIT 10InspectedUnit 10.




10.10 Item 3(Picture) bathroom 10.10 Item 4(Picture) master bedroom



10.11 Item 3(Picture) master bedroom 10.11 Item 4(Picture) master bath



10.11 Item 5(Picture) hall bath 10.11 Item 6(Picture) 2nd bedroom













10.13 Item 7(Picture) 3rd bedroom





10.14 Item 3(Picture) 10.14 Item 4(Picture) master bedroom






10.15 Item 5(Picture) 2nd bedroom 10.15 Item 6(Picture) hall bath



10.16 Item 3(Picture) master bedroom 10.16 Item 4(Picture) bathroom



General Summary

John Robinson's Inspection Group

5291 Mount Burnham Dr. San Diego, CA 92111(619)684-1444 - www.jrinspections.com

[email protected]

CustomerPortola Properties

Address3650 Third Ave

San Diego CA 92103

The following items or discoveries indicate that these systems or components do not function as intended or adversely affectsthe habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation.This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioningcondition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report.The complete report may include additional information of concern to the customer. It is recommended that the customer read thecomplete report.

1. Built-In Kitchen Appliances

1.1 DISHWASHER

Repair or Replace(1) The dishwashers turned on and completed a was cycle at the time of the inspection. However, thisis not a guarantee that this unit will not leak at sometime in the future. Due to the age if the unit werecommend purchasing a home warranty to cover the unit and possible damages caused by leaks.(2) Rusted trays were noted at the dishwasher in Unit 1. This does not appear to impact operation.Advise repair as necessary.(3) Rusted trays were noted at the dishwasher in Unit 3. This does not appear to impact operation.Advise repair as necessary.(4) Rusted trays were noted at the dishwasher in Unit 4. This does not appear to impact operation.Advise repair as necessary.(5) We could not activate the dishwasher at unit #12 advise asking the sellers to demonstrate thefunction, or having the unit further evaluated by a qualified appliance installer.

1.2 RANGES AND COOKTOPS

Repair or ReplaceNo anti-tip bracket was installed at the range in all unit locations. This bracket prevents the range fromtipping forward, which could cause the range to fall over and/or spill hot food from pots and pans. Theanti-tip bracket is a simple metal plate that holds the rear foot of the range to the floor. Recommendinstallation by a qualified person to prevent injury.



1.3 EXHAUST FAN/RANGE HOOD/DOWNDRAFT

InformationalThe kitchen exhaust fans have power but little or no suction and may need to be repaired or replaced

1.4 GARBAGE DISPOSER

Repair or ReplaceThe garbage disposal at unit #10 is frozen and should be repaired or replaced.

2. Plumbing System

2.1 PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEM

Informational(2) There is evidence that the property plumbing system was partially replaced with copper plumbing.It is not possible to verify if the entire water supply system has been replaced because piping is notvisible due to wall and ceiling coverings. Advise inquiry with the seller for the work completedreceipts. You should also consider checking city and/or county records for permits covering thismodification.

2.2 FIXTURES AND CONNECTED DEVICES

Repair or Replace(1) The tub diverters did not function properly at the time of the inspection. Water sprays from showerhead and tub spout at the same time. This is typically due to corrosion and or hard water build-up.Recommend further evaluation by a licensed plumber or a qualified expert.(2) The drain overflow cover appeared to be installed properly at the bathtub(s). However, determiningif the drain line is properly connected behind these covers is beyond the scope of this inspection.Recommend further evaluation by a licensed plumber.(3) Some of the angle stops/shut off valves and/or supply lines under the sinks or behind the toiletsare corroding, have mineral deposits or rusted. This is indicative of a previous leak that has sealeditself. Recommend replacing these valves to prevent future leaks.(4) Missing tub stop was noted in the hall bath in unit 1. Advise repair by a licensed plumber.(5) The shower control valve and tub spout in the hall bathroom of unit 1 were noted loose to the wall.Advise correction by a licensed plumber to prevent possible leaks.(6) The hall bathroom sink in unit 2 was noted heavily leaking from the overflow channel. Advisecorrection by a licensed plumber and restoration contractor.(7) Missing tub stop was noted in the hall bath in unit 2. Advise repair by a licensed plumber.(8) Shower head in the master bath of unit 3 leaks while in operation. Advise repair or replacement.(9) A damaged angle stop was noted below the master sink in unit 4. Advise repair by a licensedplumber.(10) Missing tub stop was noted in the hall bath in unit 4. Advise repair by a licensed plumber.(11) The kitchen faucet at unit 5 was noted leaking at the stem during operation. Advise repair by alicensed plumbing contractor.(12) A damaged hose bib was noted present at the rear patio at unit 5. Voids were noted in the stuccoat this location. Advise repair by a licensed plumber and stucco contractor.(13) Shower head in the master bath of unit 5 leaks while in operation. Advise repair or replacement.(14) The hall shower control valve in unit 5 leaks from the handle during operation. Advise repair by alicensed plumber to prevent possible moisture issues.(15) Heavy corrosion/evidence of previous leaks were noted at the hall bathroom sink drain/basin inunit 5. Advise repair by a licensed plumber.(16) The hall shower control valve in unit 7 was noted loose to the wall. Advise correction by a licensedplumber.(17) The master bathroom toilet in unit 7 was noted loose to the floor. This can cause damage to thewax ring under the toilet. A damaged wax ring can allow water to leak. Left unchecked, leaking waxrings may cause other problems to include but not limited to: damaging the flooring and adjacent wall



materials, organic growth, and even cause damage to the slab or wood subfloor. I Recommend furtherevaluation by a licensed plumber and repair as needed.(18) Chipping noted at the sink basin the the bathroom of unit 8. Advise repair as necessary.(19) Multiple fixtures in all units were noted loose at the time of the inspection. This could be amoisture intrusion issue in the future. Recommend further evaluation by a licensed plumber todetermine scope of work and necessary corrections needed.(20) Tub drain stop is not installed at the bathroom in unit #9. Recommend repair by a licensedplumber or qualified expert.(21) Shower head in the bathroom at unit #9 leaks while in operation. Advise repair or replacement.(22) The hose bib is missing control valve at the rear of property. Recommend repair by a licensedplumber.(23) The toilet in the master bath at unit #11 is loose on floor. This can cause damage to the wax ringunder the toilet. A damaged wax ring can allow water to leak. Left unchecked, leaking wax rings maycause other problems to include but not limited to: damaging the flooring and adjacent wall materials,causing roots to grow around the drain lines, organic growth, and even cause damage to the slab. IRecommend further evaluation by a licensed plumber and repair as needed.(24) Rust noted at the sinks overflow channel at unit 11. This condition can lead to leaks. Recommendfurther evaluation and repair by a licensed plumber or qualified expert.(25) The hall bath unit #13 sink stopper did not function properly at the time of the inspection. Weadvise necessary corrections.(26) The toilet in the bathroom at unit #14 is loose on floor. This can cause damage to the wax ringunder the toilet. A damaged wax ring can allow water to leak. Left unchecked, leaking wax rings maycause other problems to include but not limited to: damaging the flooring and adjacent wall materials,causing roots to grow around the drain lines, organic growth, and even cause damage to the slab. IRecommend further evaluation by a licensed plumber and repair as needed.(27) Shower head in the master bath at unit #12 leaks while in operation. Advise repair orreplacement.

2.3 PLUMBING DRAIN, WASTE AND VENT SYSTEMS

Repair or Replace(2) Slow drainage was noted at the sink in the hall bath of unit 2. Advise professional cleanout ornecessary corrections by a licensed plumber.(3) Evidence of a previous possible leak was noted below the master bathroom sink in unit 3. Adviserepair by a licensed plumber.(4) Evidence of a previous possible leak was noted below the bathroom sink in unit 6. Advise repair bya licensed plumber.(5) Evidence of a previous possible leak was noted below the master bathroom sink in unit 7. Adviserepair by a licensed plumber.(6) Leak noted at the drainline below the kitchen sink at unit #9. Advise further evaluation and repairby a licensed plumber or qualified professional.(7) Slow drainage was noted at the sink in the bathroom at unit #9. Advise professional cleanout ornecessary corrections by a licensed plumber.(8) Slow drainage was noted at the tub/shower at bathroom at unit #9. Advise professional cleanoutor necessary corrections by a licensed plumber.(9) Slow drainage was noted at the sink in the kitchen in unit #10. Advise professional cleanout ornecessary corrections by a licensed plumber.(10) Slow drainage was noted at the tub/shower at the bathroom in unit #10. Advise professionalcleanout or necessary corrections by a licensed plumber.(11) Slow drainage was noted at the tub/shower at hall bath in unit #11. Advise professional cleanoutor necessary corrections by a licensed plumber.(12) Slow drainage was noted at the tub/shower at hall bath in unit #12. Advise professional cleanoutor necessary corrections by a licensed plumber.(13) Slow drainage was noted at the sink in the master bath at unit #12. Advise professional cleanoutor necessary corrections by a licensed plumber.(14) Slow drainage was noted at the sink in the master bath in unit #13. Advise professional cleanoutor necessary corrections by a licensed plumber.



(15) Slow drainage was noted at the tub/shower at hall bath at unit #13. Advise professional cleanoutor necessary corrections by a licensed plumber.(16) Slow drainage was noted at the sink in the bathroom in unit #14. Advise professional cleanout ornecessary corrections by a licensed plumber.(17) Slow drainage was noted at the tub/shower at bathroom in unit #14. Advise professional cleanoutor necessary corrections by a licensed plumber.(18) Slow drainage was noted at the sink in the master bath at unit #15. Advise professional cleanoutor necessary corrections by a licensed plumber.(19) Slow drainage was noted at the tub/shower at hall bath at unit #15. Advise professional cleanoutor necessary corrections by a licensed plumber.(20) Slow drainage was noted at the tub/shower at bathroom at unit #16. Advise professionalcleanout or necessary corrections by a licensed plumber.

2.4 CORRECT PLUMBING AT FAUCETS (hot left, cold right)

Repair or ReplaceThe hot and cold water supply is reversed at the tub/shower in the hall bath of unit 5. This isconsidered a scalding hazard. Recommend correction by a licensed plumber.

2.5 WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTS

Repair or Replace, Safety Concern(1) The water heater was functioning at the time of inspection. However, it appears to be an older unit(10 years+), and repairs or even failure can be expected. You should consider replacing this waterheater as a preventive measure.(2) Separations were noted at the water heater flue pipe. This condition poses a potential CO hazard.Advise consulting a licensed plumbing contractor to determine necessary repairs.(3) Corrosion noted at the water heater supply lines. Advise consulting a licensed plumber to determineif corrections are needed at this time.

2.8 HOT WATER RECIRCULATING PUMP

Repair or ReplaceCorrosion noted at the water heater recirculating pump. Advise consulting a licensed plumbingcontractor to determine if corrections are needed at this time.

3. Interiors

3.0 INTERIOR GENERAL

Informational(2) Pest/insects noted at the time of the inspection. Recommend further evaluation by licensed pestcontrol company to determine scope of work and necessary corrections needed at this time.

3.1 CEILINGS

Repair or Replace(1) Acoustic texture, also known as "popcorn", was present at the ceiling. This material was often usedfrom the late 1950s into the 1980s in residential construction. Some of this material installed beforethe 80's has been known to contain asbestos. It is beyond the scope of this inspection to test forasbestos. The only way to confirm the presence or absence of asbestos is by having a sample of thematerial tested in a lab. If client has any concerns regarding asbestos materials, an asbestos-testinglab should be consulted for further review.(2) There appeared to be a patch or evidence of a repair noted on the ceiling in above various showerlocations. This could be indicative of a previous roof leak. The area appeared dry at the time of theinspection. Recommend asking the sellers about this and/or have further evaluated by a licensed roofcontractor. Please note: determining if damaged exist behind the walls of any surface is beyond thescope of this inspection.



(3) Dividing walls were noted removed at the entry area of all units. This appears to be minor cosmeticdamage. Recommend consulting a licensed general contractor to determine if corrections arenecessary.(4) The ceiling has typical cosmetic damage in unit 2. You may wish to view this for yourself and haverepaired by a qualified expert.(5) Apparent moisture damage was noted at the ceiling above the shower in unit 8. Area appeared dryat the time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.(6) The ceiling appears to have typical stress fractures. You may wish to have this further evaluated bya qualified expert and repair as needed.(7) There is a moisture stain on the ceiling in unit 16 that should be explored further by a licensed roofcontractor.

3.2 WALLS

Repair or Replace(2) Typical cosmetic damage noted. Advise paint and/or repairs as needed.(3) Moisture damage was noted at the wall adjacent to the hall shower in unit 1. Area appeared dry atthe time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.(4) Moisture damage was noted at the wall adjacent to the master shower in unit 3. Area appeared dryat the time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.(5) Patches or evidence of repairs noted in the 2nd bedroom closet in unit 4. Unable to determine theexact cause. You may wish to ask the sellers about any repairs you are concerned about. Please note:determining if damage exist behind the walls of any surface is beyond the scope of this inspection.(6) Moisture damage was noted at the wall adjacent to the master shower in unit 5. Area appeared dryat the time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.(7) Moisture damage was noted at the wall adjacent to the hall shower in unit 7. Area appeared dry atthe time of the inspection. Advise further evaluation and repair by a licensed restoration contractor.(8) The walls appears to have typical stress fractures. You may wish to have this further evaluated bya qualified expert and repair as needed.(9) Moisture damaged wood noted at the baseboard in the bathroom unit #10. This is indicative of aprevious plumbing leak. These areas appeared dry at the time of the inspection. Recommend furtherevaluation by a licensed termite inspector and repair as needed.

3.3 FLOORS COVERINGS

Repair or Replace(1) The carpeted flooring in unit 2 needs to be stretched. Advise correction by a licensed flooringcontractor as necessary.(2) The carpeted flooring in unit 4 appeared to be approaching the end of it's useful life. Recommendfurther evaluation by a licensed flooring contractor.(3) Gaps noted between the tile and baseboard in one or more location. Advise sealing as needed.(4) The floor coverings show signs of age/use. If you are concerned with the condition of the flooring, alicensed flooring contractor should be contacted to give estimates on cost of replacement.

3.5 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS

Repair or Replace(1) Evidence of previous repairs were noted below the kitchen sink in Unit 1. Advise inquiry with theseller and further evaluation by a licensed restoration contractor as necessary.(2) Damaged hinges were noted at the medicine cabinet in the master bath of unit 4. Advise repair bya qualified person.(3) A general musty odor/evidence of previous leaks were observed below the kitchen sink in unit 6.Unable to determine the exact cause. Area appeared damp at the time of the inspection. Unable todetermine the exact cause. Advise further evaluation by a licensed restoration contractor andenvironmental hygienist to determine if corrections are needed at this time.(4) A general musty odor/evidence of previous leaks were observed below the kitchen sink in unit 8.Unable to determine the exact cause. Area appeared damp at the time of the inspection. Unable todetermine the exact cause. Advise further evaluation by a licensed restoration contractor andenvironmental hygienist to determine if corrections are needed at this time.



(5) Evidence of past leaks noted below the kitchen sink at unit #9. This area was dry at the time ofinspection. Advise inquiry with sellers and/or monitoring this area.(6) Evidence of past leaks noted below the hall bathroom in unit #15. This area was dry at the time ofinspection. Advise inquiry with sellers and/or monitoring this area.(7) Advise caulking around the sinks/countertops. Where sealant is aged and or failing.(8) Cabinet door hardware noted loose. Advise necessary corrections.(9) Damage, missing or loose drawer guides noted. Advise necessary corrections.

3.6 TUB/SHOWER ENCLOSURE

Repair or Replace(1) All shower enclosure locations need general cleaning and recaulking around the tub spouts, controlvalves, shower head and enclosure door locations. Advise necessary correction.(2) Chipping/pitting was noted in the tub basin in unit 1. Advise repair to prevent possible leaks.(3) Damaged frame noted at the hall shower in unit 2. Advise repair.(4) Discoloration/staining was noted at the tub in the master bathroom of unit 3. Advise correction asnecessary.(5) Wear/cracking was visible at the tub basin in unit 6. Advise repair to prevent possible leaks.(6) Chipping/pitting was noted in the master shower basin in unit 7. Advise repair to prevent possibleleaks.(7) Advise caulking around bathtub spout and shower control valves in unit #10, to prevent moistureintrusion.(8) Corrosion/calcification noted at the shower enclosure door in unit 11. This is common of olderdoors, but may indicate the seals are leaking. Advise monitoring and replacing as needed.(9) The bathroom shower door track is missing the bottom door guide at unit #16. This door guidekeeps the doors properly aligned in the track. Without the guide, the doors are more likely to fall offtrack. Recommend replacing the guide.

3.7 DOORS (REPRESENTATIVE NUMBER)

Repair or Replace(1) Missing door stops were noted at the interior doors throughout the complex. Advise correction toprevent possible damage.(2) Damaged roller noted at the hall closet doors in unit 7. Advise repair.(3) One or more closet door appeared to be missing it's plastic floor guide. This could prove to be apinching hazard for small children. Advise repair.

3.8 WINDOWS (REPRESENTATIVE NUMBER)

Repair or Replace(1) The bedroom windows throughout the complex were noted installed too high by today's buildingstandards. Advise consulting a licensed general contractor for corrections as necessary.(2) One or more screen is loose, missing, bent or damaged. Advise repairing as needed.

4. Electrical System

4.1 MAIN AND DISTRIBUTION PANELS

Repair or Replace, Safety Concern(1) The electrical panels throughout the complex were manufactured by Zinsco/Sylvania. These panelswere made with alloy buss bars which are easily dented. Because of this, a poor connection with thecircuit breakers sometimes develops. We recommend that you consult with a licensed electrician as tothe integrity of this electric panel. More information can also be found at http://www.inspect-ny.com/electric/Zinsco.htm(2) The cover screw(s) at all electric panels are pointed. Pointed screws are a safety concern becausethey can damage wires behind the cover and become energized. Recommend replacing the screws withthose designed for electric panels.





(3) The sub panels for each unit were noted mostly or completely full. Space is not provided for theaddition of more breakers. We could not inspect the condition of buss bars. If expansion is desired, weadvise consulting with a licensed electrician.(4) The electrical panels need to be re-labeled where the labeling is faded or confusing. Advisecorrection by a licensed electrical contractor.

4.4 OVERCURRENT DEVICES (Circuit Breakers, Fuses) AND COMPATIBILITY OF THEIRAMPERAGE AND VOLTAGE

Repair or Replace, Safety ConcernDouble tapping was observed at the common panel in the meter closet. This is a practice of connectingtwo wires to one circuit breaker, which is not allowed. Recommend correction by a licensed electrician.

4.5 BRANCH CIRCUIT CONDUCTORS

Repair or Replace, Safety Concern(2) Improperly terminate electrical connections were noted present in the electrical meter closet.Advise consulting a licensed electrical contractor to determine necessary corrections.

4.6 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation ofceiling fans, lighting fixtures, switches and receptacles located inside the house, garage,and on the dwelling's exterior walls)

Repair or Replace(1) Numerous outlets throughout the complex were noted worn and having poor ground contacts.Advise repair/replacement by a licensed electrical contractor to correct this issue.(2) A loose outlet was noted in the master bedroom of unit 5 near the window area. Advise correction.

4.8 POLARITY AND GROUNDING OF RECEPTACLES

Repair or Replace(1) I was unable to determine the presence of adequate grounding in the sub panels in each unit.Advise consulting a licensed electrical contractor for further evaluation as necessary.(2) Unconventional grounding noted at the common area panel in the meter closet. Advise consulting alicensed electrical contractor to determine if corrections are needed at this time.(3) Reversed polarity was detected at the master bathroom receptacle(s) in unit 5. This occurs whenthe wires are installed incorrectly. Recommend correction by a licensed electrician.

4.9 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)

Repair or Replace, Safety Concern(1) This house was built prior to the requirement for the installation of GFCI receptacles in certainlocations in the house. A general lack of GFCI protection was noted at all required locations. Thelocations where GFCI receptacles are required has increased, but it is not required to retrofit olderhomes unless a remodel takes place. For safety, it is advisable to upgrade all receptacles within 6 feetof a plumbing fixture, in garage, all kitchen counter top outlets, and at exterior, to GFCI protectedoutlets. A complete list of GFCI installation requirements and the dates that they were first requiredcan be viewed at GFCI Requirements

4.11 SMOKE DETECTORS

Repair or Replace(2) Smoke detectors noted in the hallway and operable at the time of the inspection. Recommendinstalling additional smoke detectors in each bedroom.

4.12 CARBON MONOXIDE DETECTOR(S) (Describe number and location)

Repair or ReplaceA majority of the units in the complex appeared to be missing CO detectors. Advise installation asnecessary.




6. Roofing

6.0 ROOF COVERINGS

Repair or Replace(1) Wear and deterioration noted at roof covering due to age and sun exposure. This appears to benormal deterioration. However, prior to close of escrow we advise consulting with a licensed roofingcontractor to review and give estimates of life remaining and necessary repairs to prevent leaks. This isalso important because a home inspection is not a guarantee against roof leaks.(2) Separations were noted at the roof covering at the vertical walls. Advise consulting a licensedroofing contractor to determine necessary maintenance/repair.(3) Large trees were noted close to, or in contact with, the roof covering. This condition can promotedamage and allow for pest intrusion issues. Advise consulting a licensed roofing contractor todetermine necessary repairs.(4) Displaced aggregate was noted present at the roofing in various locations. This appears to beattributed to previous vegetation contact. Advise consulting a licensed roofing contractor for necessaryservicing/repair.

6.1 FLASHINGS, SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS

Repair or ReplaceThe sealant at the flashings and pipe boots is aged. Recommend re-sealing to prevent leaks.

6.2 ROOF SHEATHING (As observable from attic)

Repair or ReplacePortions of the roof sheathing appeared to be brittle and aged. Advise further evaluation by a licensedroofing contractor to determine if corrections are needed at this time.

6.3 ROOF DRAINAGE SYSTEMS

Repair or Replace(1) Missing downspout noted at the roof above the complex entry area. Advise correction as necessary.(2) The downspouts improperly terminate. Terminating the downspouts directly next to the homewithout an elbow and splashblock and/or buried drain line, will typically create and/or accelerate issueswith moisture intrusion, erosion, and can lead to abnormal settlement of the foundation. This isbecause roof run-off is now concentrated into a specific area. I recommend having elbows andsplashblocks installed where possible, some areas may need a buried drainline to properly divert wateraway from home.(3) The gutters appear intact but due to the lack of recent rain, I am unable to determine if guttersleak at seams or spills water. Gutters should be cleaned/inspected periodically for routine maintenanceto ensure proper drainage.

7. Exterior

7.0 WALL CLADDING FLASHING AND TRIM

Repair or Replace(1) Typical hairline stucco cracks noted. You may wish to view them for yourself and have repaired bya licensed contractor.(2) Inadequate separations noted between the patio and the stucco weep screed. Moisture damagedstucco and moisture intrusion remains a possibility whenever this condition exist. Advise furtherevaluation by a licensed siding contractor. Also installing gutters can help to minimize the amount ofmoisture in this area.(3) Siding in contact with ground at the front/rear/side of the unit. Moisture damage and moistureintrusion remains a possibility whenever this condition exist. Recommend a ground clearance of 4 to 6inches where possible.(4) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consultingthe termite inspection report for corrective actions needed.



(5) Moisture damaged stucco noted in areas. Recommend further evaluation and repair by a licensedstucco contractor.(6) Damaged stucco noted in several areas of the exterior. Advise further evaluation/repair by aqualified professional.

7.1 DOORS (Exterior)

Repair or Replace(1) The sliding glass doors are mounted with the sliding portion of the doors mounted on the exteriorside of the home. This was common at the time of original construction. However, this may allow thesliding portion of the doors to be removed by a would be intruder from the exterior of the house.Recommend upgrading the sliding glass doors to the type with the sliding portion of the door mountedon the interior of the home to prevent this.(2) Pitting, corrosion and age related damage was apparent at the frame of all sliding glass doorlocations. Advise consulting a licensed door contractor to determine if corrections are needed at thistime.(3) Loose/damaged hardware noted at the patio door hardware in unit 1. Advise repair to allow forproper operation.(4) Missing weather stripping noted at the entry door at unit 2. Advise repair.(5) Damaged screen door noted at unit 2. Advise repair as necessary.(6) Missing weather stripping noted at the entry door at unit 3. Advise repair.(7) Missing weather stripping noted at the entry door at unit 4. Advise repair.(8) Missing weather stripping noted at the entry door at unit 5. Advise repair.(9) Damaged screen door noted at unit 7. Advise repair as necessary.(10) Missing weather stripping noted at the entry door at unit 8. Advise repair.

7.2 WINDOWS

Repair or ReplaceThe window tracks and hardware need to be cleaned and/or serviced to function properly and/orsmoothly. Recommend further evaluation by a licensed window contractor.

7.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER ANDAPPLICABLE RAILINGS

Repair or ReplaceMoisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.

7.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS ANDRETAINING WALLS (With respect to their effect on the condition of the building)

Repair or Replace(1) Tree(s) and/or large plants are located too close to the house. Tree limbs/vegetation that are tooclose to the house can cause damage in several ways. Limbs or vines in contact with roof/siding orhanging near roof/siding should be trimmed to prevent damage to roof/siding and to prevent rodentinfestation. Also, as the plants grow, damage can occur to the siding, concrete flat work and to thefoundation. Recommend having the foliage removed or trimmed by a qualified professional to preventdamage to the house.(2) Typical settlement cracks noted in areas of the hardscape. Advise monitoring and repair whenneeded.(3) Offsets noted in areas of the hardscape that may prove to be a trip hazard. Advise repair.(4) Large tree at the front of the unit is located close to the house. Tree roots can cause structural andplumbing damage. Advise removal as necessary.

9. Heating / Central Air Conditioning

9.1 NORMAL OPERATING CONTROLS



Repair or ReplaceDamaged/missing thermostat controls were noted at various locations. I was unable to attemptoperation of several of these units due to lack of power at the electrical panel. Advise consulting alicensed HVAC contractor for necessary replacement.

9.3 COOLING AND AIR HANDLER EQUIPMENT

Repair or Replace(1) The cooling system in unit 2 was unpowered at the time of the inspection. Advise consulting alicensed HVAC contractor for servicing as necessary.(2) The cooling system in unit 6 was noted inoperable at the time of the inspection. Advise furtherevaluation and repair by a licensed HVAC contractor.(3) One wall unit noted at the living room of unit #15 did not appear to be functional at the time ofinspection. However, determining the life remaining is beyond the scope of a home inspection.Recommend having this unit further evaluated by a licensed HVAC contractor to determine necessarycorrections needed at this time.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the needfor a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Complianceor non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property orits marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed;The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items,or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate thestrength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage theproperty or its components or be dangerous to the home inspector or other persons; Operate any system or component that isshut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturbinsulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but notlimited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness ofany system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited tofailure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of thisinformation should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current informationconcerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Andrew Powell



http://www.HomeGauge.com

INVOICE

John Robinson's Inspection Group5291 Mount Burnham Dr. San Diego, CA92111(619)684-1444 - [email protected] By: Andrew Powell

Inspection Date: 1/3/2018Report ID: 010318AP1

Customer Info: Inspection Property:

Portola Properties

Customer's Real Estate Professional:Rocky RockhillScott & QuinnReal Estate

3650 Third AveSan Diego CA 92103

Inspection Fee:Service Price Amount Sub-TotalInspection Fee 3825.00 1 3825.00Discount -385.00 1 -385.00

Tax $0.00Total Price $3440.00

Payment Method:Payment Status:Note:



The address of the property is: 3650 Third Ave San Diego CA 92103Fee for the home inspection is $3440.00.

THIS IS A LEGALLY BINDING CONTRACT. PLEASE READ IT.

I/We (Client) hereby request a limited, visual, non-intrusive, non-destructive, non-technically exhaustive generalist inspection of thestructure at noted address to be conducted by John Robinson’s Inspection Group, (Company), for my/our sole use and benefit for the agreedupon fee of $3440.00. I/We warrant that I/We will read the following agreement carefully. I/We understand that I/We are bound by all theterms of this contract. I/We further warrant that I/We will read the entire inspection report when I receive it and promptly call the inspectorwith any questions I/We may have.

SCOPE OF THE INSPECTION: The real estate inspection to be performed for Client is a limited, visual, non-invasive, non-destructive, non-technically exhaustive evaluation, performed for the fee set forth on the attached invoice, designed to identify material defects in thesystems, structures, and components of the above-referenced primary building and its associated primary parking structure as they existat the time of the inspection. A material defect is a condition that significantly affects the value, desirability, habitability or safety of thebuilding. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective. Theinspection shall be limited to those specific systems, structures, and components that are present and VISUALLY ACCESSIBLE at the dateand time of the inspection. Components and systems shall be operated with normal user controls only and as conditions permit. NO RETURNTRIPS ARE INCLUDED. RETURN TRIPS WILL BE BILLED AS A NEW INSPECTION.

The inspection will be performed in accordance with the Standards Practice setforth by the International Association of Certified HomeInspectors, available at our website (www.jrinspections.com) in effect at the time of this inspection. Inspector shall prepare a writteninspection report for the sole use and benefit of Client. The inspection report shall describe and identify the inspected systems, structures,and components of the building and identify material defects in those systems, structures, and components observable during theinspection, with the limitations defined below.

THIS INSPECTION IS A LIMITED, VISUAL, NON-DESTRUCTIVE, NON-INTRUSIVE, NON-TECHNICALLY EXHAUSTIVE EVALUATION OF THEABOVE-REFERENCED PRIMARY BUILDING AND ITS ASSOCIATED PRIMARY PARKING STRUCTURE. DEFECTS THAT ARE CONCEALED ARESPECIFICALLY DISCLAIMED. THIS INCLUDES DEFECTS THAT ARE CONCEALED IN THE WALLS, BEHIND WALL COVERINGS, UNDERFLOOR COVERINGS, CONCEALED WITH FRESH PAINT, SOIL, VEGETATION, OR OTHER LANDSCAPING. CLIENT UNDERSTANDS THATINSPECTOR WILL USE ALL TOOLS AT HIS DISPOSAL WITH CLIENT'S BEST INTEREST IN MIND, BUT THAT SOME CONCEALED DEFECTSMAY GO UNDETECTED. CLIENT AGREES TO HOLD JOHN ROBINSON'S INSPECTION GROUP AND IT'S REPRESENTATIVES HARMLESS IFCLIENT DISCOVERS CONCEALED DEFECTS THAT WERE UNDETECTED DURING THIS VISUAL, NON-DESTRUCTVE, NON-INTRUSIVE, NON-TECHNICALLY EXHAUSTIVE INSPECTION.

I have read and agree to the Scope of the Inspection: (Initial Here) ______/______

**Client agrees to read the entire inspection report when it is received and shall promptly call the inspector with any questions or concernsclient may have regarding the real estate inspection or the inspection report. **LIMITATIONS, EXCEPTIONS AND EXCLUSIONS: Excluded from this real estate inspection is any system, structure, or component of thebuilding which is inaccessible, concealed from view, or cannot be inspected due to circumstances beyond the control of Inspector, or whichClient has agreed is not to be inspected. In addition to concealed defects, the following are excluded from the scope of this real estateinspection unless specifically agreed to in writing:• Determining compliance with each manufacturers' specifications, researching building codes for the year built or modified, ordinances,regulations, covenants, or other restrictions (such as HOA rules), including local interpretations thereof.• Obtaining or reviewing information from any third-parties including, but not limited to: government agencies (such as permits), componentor system manufacturers (including product defects, recalls or similar notices, unless agreed to in writing), square footage, contractors,managers, sellers, occupants, neighbors, consultants, homeowner or similar associations, attorneys, agents or brokers. John Robinson'sInspection Group does not endores nor inspect unpermitted structures or additions and exclusively disclaims them from our inspection andinspection report.



http://www.jrinspections.com

• Geotechnical, engineering, structural, architectural, geological, hydrological, land surveying or soils-related examinations.• Examination of conditions related to animals, rodents, insects, wood-destroying insects, organisms, mold, and mildew or the damagecaused thereby. Mold determination is not part of this inspection. If evidence of unidentified stains is noted, a specialist should be consultedto determine type. Mold has been known to cause health risks.• Certain factors relating to any systems, structures, or components of the building, including, but not limited to: Recalls, adequacy,efficiency, durability or remaining useful life, costs to repair, replace or operate, fair market value, marketability, quality, or advisability ofpurchase.• Environmental hazards or conditions, including, but not limited to, toxic, reactive, combustible, corrosive contaminants, wildfire, geologicor flood.• Dismantling of any system, structure, or component, or perform any intrusive or destructive examination, test or analysis. Home Inspectoris limited to evaluating components from standard service or access covers.• Examining or evaluating fire-resistive qualities of any system, structure or component of the building.• Systems, structures, or components of the building, which are not permanently installed (such as refrigerators, window AC, etc).• Systems, structures, or components that are not part of the main house, unless specifically identified in the written inspection report.• Common areas, or systems, structures, or components thereof, including, but not limited to, those of a common interest (HOA).• Examining or evaluating the acoustical or other nuisance characteristics of any system, structure, or component of a building, complex,adjoining properties, or neighborhood.• Operating or evaluating low voltage electrical, antennas, security systems, cable or satellite television, telephone, remote controls, radiocontrols, timers, intercoms, computers, computer networks, photo-electric, motion sensing, or other such similar non-primary electricalpower devices, components, or systems.• Evaluation of any pool, spa, barn, fence, irrigation system, or structures other than the main building unless agreed to in writing.• Examining or operating any sewage disposal system or component including, but not limited to: septic tanks and/or any undergroundsystem or portion thereof, or ejector pumps for rain or waste.• Environmental evaluation and inspection. The building inspection is not intended to determine the presence of lead, radon, mold, PCB’s,mildew, urea- formaldehyde, asbestos, sulfur, contaminated drywall, Chinese drywall, or other toxins in the building, ground, water or air.Services for inspecting or evaluating the excluded items listed above may be available from Company for an additional fee or from 3rd partyspecialists qualified to inspect or evaluate a particular category or item.Inspector is a home inspection generalist and is not acting as an expert in any craft or trade. The inspection report may containrecommendations for further evaluation by an individual other than Inspector herein who is qualified as an expert or specialist. If Inspectorrecommends contacting other specialized experts, Client agrees to do so at their own expense before the end of his/her contingecy period.Inspector is not responsible and will be held harmless for Client's failure to follow further evaluation recommendations.

I have read and agree to the Exceptions and Exclusions: (Initial Here) ______/_____

It is Client's duty and obligation to exercise reasonable care to protect him or herself regarding the condition of the subject property,including those facts which are known to or within the diligent attention and observation of Client. Client agrees to act on therecommendations of the inspector.CONFIDENTIAL REPORT: The inspection report to be prepared for Client is solely and exclusively for Client's own information and may notbe relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose anypart of it to any other person. Client may distribute copies of the inspection report to the seller and the real estate agents directly involvedin this transaction, but Client and Company do not in any way intend to benefit said seller or the real estate agents directly or indirectlythrough this Agreement or the inspection report. CLIENT AGREES TO INDEMNIFY, DEFEND AND HOLD INSPECTOR HARMLESS FROM ANYTHIRD PARTY CLAIMS ARISING OUT OF CLIENT'S UNAUTHORIZED DISTRIBUTION OF THE INSPECTION REPORT.SEVERABILITY: Should any provision of this contract be held by a court of competent jurisdiction to be either invalid or unenforceable, theremaining provisions of this contract shall remain in full force and effect, unimpaired by the court’s holding.ARBITRATION: Any dispute concerning the interpretation of this Agreement or arising from this inspection and report, except one forpayment of inspection fee, shall be resolved between the parties by BINDING ARBITRATION conducted in accordance with the rules of theAmerican Arbitration Association except that the parties shall select an arbitrator who is familiar with the Home Inspection industry andstandards of practice. The parties hereto shall be entitled to all discovery rights and legal motions as provided in the California Code of CivilProcedure. The arbitrator shall apply the substantive and procedural laws of the State of California to all issues submitted in the arbitrationproceeding. The award of the arbitrator shall be final, and a judgment may be entered on it by any court having jurisdiction.GENERAL PROVISIONS: This inspection contract, the real estate inspection, and the inspection report do not constitute a home warranty,guarantee, or insurance policy of any kind whatsoever. The real estate inspection and inspection report are not a substitute disclosurefor real estate transactions, which may be required by law. No legal action or proceeding of any kind, including those sounding in tort orcontract, can be commenced against Inspector/Inspection Company, or its officers, agents or employees more than one year after the dateof the subject inspection. Time is expressly of the essence herein. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW.LIABILITY LIMITS: Client agrees that Company's liability arising from any and all disputes, claims of negligence or non-performance underthe obligations defined in this contract, shall be limited to no more than THREE times the inspection fee paid by client for the inspectionservice.In the event Client discovers a material defect or other deficiency that was not identified and reported by Inspector, Client shall immediatelynotify Inspection Company in writing and allow Company and/or Company's designated representative to re-inspect and document thecondition(s) of the material defect or deficiency prior to making any repair, alteration or replacement to said material defect or deficiency.Client agrees to hold Company harmless if client fails to inform the Inspection Company prior to performing repairs.The written report to be prepared by Inspector shall be considered the final and exclusive findings of the Inspector regarding the inspectionof the property. Client shall not rely on any oral statements made by the Inspector prior to issuance of the written report. This Agreementshall be binding upon and inure to the benefit of the parties hereto and their heirs, successors and assigns.This agreement constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof, and maybe modified only by a written agreement signed by all of the parties hereto. No oral agreements, understandings, or representations shallchange, modify, or amend any part of this agreement.Each party signing this Agreement warrants and represents that he/she has the full capacity and authority to execute this Agreementon behalf of the named party. If this Agreement is executed on behalf of Client by any third party, the person executing this Agreementexpressly represents to Company that he/she has the full and complete authority to execute this Agreement on Client's behalf and to fully



and completely bind Client to all of the terms, conditions, limitations, exceptions and exclusions of this Agreement. A 24-hour cancellationnotice is requested. Inspections cancelled within 24 hours will be charge a $150 cancellation fee. Inspections terminated onsite due toabsence of utility service will be billed the entire inspection fee.I have read this entire agreement, and I understand and agree to be bound by the terms of this contract. THIS AGREEMENT CONTAINSA BINDING ARBITRATION PROVISION WHICH MAY BE ENFORCED BY EITHER PARTY. I am aware that this is a limitation of liability and acontract between me and John Robinson’s Inspection Group. In the event of refund of the fees charged, such refund shall be accepted by theundersigned as full and final settlement of all claims and causes of action against Company and/or inspector as agreed herein. Acceptanceof this report constitutes acceptance of all contractual terms herein.

Client Signature________________________________________________Date_____________

Print Client's First and Last Name___________________________________________________

2nd Client Signature_____________________________________________Date_____________

Print 2nd Client's First and Last Name________________________________________________

Inspector Signature______________________________________________Date____________

Report ID: 010318AP1

