InspectRite P.O. Box 231784InspectRite P.O. Box 231784 Encinitas, CA 92023 866.994.0505 Office and Fax [email protected] Page 1 August 1, 2015 Client(s): Gary Horning Re: 3144 Hawthorn,

InspectRiteP.O. Box 231784

Encinitas, CA 92023866.994.0505 Office and Fax

[email protected]

Page 1

August 1, 2015

Client(s): Gary Horning

Re: 3144 Hawthorn, San Diego, CA 92104Inspection Date: 07/30/2015File 12651-Hawthorn-BDMH

INTRODUCTIONThe purpose of the inspection is to assess the general condition of the property. Special attention is givento identifying deficiencies in systems and components that require immediate repair, or that need furtherinvestigation. Chips, cracks, blemishes, etc. that are cosmetic in nature are not reportable items. TheClient is therefore advised to inspect and evaluate such items personally.

For additional information regarding the scope of the inspection, please refer to the InspectionGuidelines section of the report as well as your Inspection Agreement.

For a list of the more significant items found during the inspection, please refer to the Summary Report.

Thank you for choosing InspectRite. We hope the information contained in the report is beneficial toyou. If there are areas that you have questions about or would like further explanation, please don'thesitate to call us. Your satisfaction is important to us.

Sincerely,

INSPECTRITE

Robert Davidson,Principal - CREIA Master Inspector, ASHI Certified Inspector, General Contractoremail [email protected] 619.987.2766

Enclosures:Summary ReportInspection Report

www.inspectrite.com

mailto:[email protected]

INSPECTRITE - USAEngineering & Inspections

File #-12651-Hawthorn-BDMH

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SUMMARY REPORT

This is only part of the report, there are important observations and recommendations present in the body of the report.For a full understanding of this buildings condition, you must read the entire report. Deficient items or concerns affectingthe use of the property were found during the course of the inspection that warrant correction and/or further evaluation.For your convenience, the more significant items are listed below in brief.

GROUNDSDRAINAGE3.7 Water Entry into Crawlspace: Further Evaluation - Moist soil conditions were present inside the crawlspace. This is usually an indication thatdrainage around the foundation needs to be corrected/improved. It is important to take action in order to preventdamage to the foundation. Recommend further evaluation and corrections as need by a qualified landscaping ordrainage contractor.

EXTERIOR STAIRS/STEPS3.14 Moisture Intrusion: Further Evaluation - The metal flashing between the stairs and the wall is not visible and may be missing. Thisflashing is needed for a weatherproof seal at this transition, and if properly installed, should be visible. Repair - The waterproof coating under the stairs was deteriorated / missing. This system protects the wood frommoisture and needs to be maintained in good working order. We recommend further evaluation by a qualifiedcontractor.

BUILDING EXTERIOREXTERIOR WOOD4.8 Damaged Wood: Repair - Damage/Deterioration was noted. See Pest Inspection Report for damage to exterior wood members.

GUTTERS & DOWNSPOUTS4.10 Damage: Repair - Gutters/Downspouts were rusty and appeared old. Guttering was at or near the end of its useful lifeRepair - Gutter and/or downspout appeared to be leaky or moisture stained. Service/Repair needed.Repair - Downspout was damaged at one or more locations.

CHIMNEYS & FIREPLACESCHIMNEY / FIREPLACE - 15.5 Outdated System: Further Evaluation - This chimney is not lined with a terra cotta or cement liner. This is old, outdatedconstruction. An unlined chimney flue is tends to have gaps and openings increasing the chance of a chimneyrelated fire. Installation of a proper fireplace liner should be completed before this system is used.5.6 Fireplace Damage: Repair - Damage/Deterioration was noted to the firebox. It is important for that the fireplace and chimneystackare smoke tight for safe operation. Repair is recommended by a qualified fireplace professional.

FOUNDATION & STRUCTUREPERIMETER WALLS6.4 Cracks: Further Evaluation - Vertical cracks are present in the stem wall that are larger than normal on the 3144 building.



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Cracks in the foundation are a symptom of conditions such as poor drainage, settlement or soil movement. Werecommend further evaluation by an engineer. Condition was observed at: various places around the building.6.5 Damage: Further Evaluation - Structural damage was observed on the 3144 building. Further evaluation is recommendedby a registered engineer or qualified foundation contractor.6.6 Settlement: Further Evaluation - There were signs that suggest undue settlement may have occurred to the structure on both3144 and 3146. Significant or unusual cracks were present in interior wall/ceiling finishes. 6.7 River Rock Foundation: Further Evaluation - River rock foundation present. It was common practice when this structure was built to usethe river rock (available on the local terrain) as aggregate in the concrete. This type of foundation has been knownto deteriorate with time and exposure to moisture. As the concrete deteriorates, the rocks can loosen & fall out,causing voids in the system, and weakening the foundation. We viewed deterioration in the foundation wall.Recommend evaluation by an engineer or foundation contractor.6.8 Deficiency(s): Further Evaluation - Unreinforced masonry suspected on building 3144. This type of construction is especially atrisk of damage/failure during earthquakes. Unreinforced masonry is not allowed in California under currentbuilding standards. Recommend evaluation by an engineer.

UNDER-FLOOR AREA6.15 Access: Defective - Access to the under-floor area was restricted due to a small access port on 3144. Viewing was limitedfrom the port opening. A minimum 18" x 24" access port is required for access. All under-floor areas arerequired to be accessible for inspection, service, and repair. Access to all under-floor areas is required by Code. Access is needed for inspection, service and/or repairs of framing, plumbing, ducting, pests, etc..6.17 Columns & Supports: Repair - Post and pier supports have settled / moved / shifted. This type of movement is not uncommon in olderbuildings, however if unattended it can result in sagging, bowed or broken floor supports. Corrective action isrecommended by a qualified foundation contractor.Further Evaluation - Damage observed to wood framing, posts , or other wood members. Please see the report bythe pest inspection company for damage to wood members. Upgrade - Metal straps were not installed for connecting posts to piers and beams. These straps were not requiredin houses built prior to the 1980's, but their installation has proved effective in keeping these structural membersjoined in the event of an earthquake. Repair - Post(s) and pier(s) were not installed in a normal fashion. Makeshift substandard post and pier supportswere observed. Repair is recommended by a qualified foundation contractor.Repair - Inadequate bearing was found with post and framing. Connection(s) should be considered structurallyunsound or weak. Repair is recommended by a qualified foundation contractor.Marginal - The concrete piers have been placed directly on the soil without a footing. This installation wascommon on older buildings but would not be allowed by today's standard. Pier footings are required to a minimum12" deep. Without a proper footing, post and pier supports are more apt to settle / move / shift.Marginal - Wood shims have been used on the piers under the floor support beams. Shims are not allowed to beused because they crush under the load of the building or may shift out of place. This should be considered anunprofessional repair. Recommend correction by a licensed and qualified contractor.Advisory - Additional floor supports (pier blocks and beams) have been added at one or more locations. Wesuggest asking the current owner for any knowledge of foundation or floor framing deficiencies or repairs.

6.18 Moisture: Further Evaluation - Moist soil conditions were present under both buildins. The source of the moisture was notdetermined. This is usually an indication that drainage around the foundation needs to be corrected/improved. It



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is important to take action in order to prevent damage to the foundation.Marginal - Mineral deposits and water stains noted at lower areas of the wall. This is usually an indication thatthe waterproofing and/or drainage system behind the wall is damaged or insufficient.Repair - Moisture damage was present to structural wood members. Repairs needed.

FLOOR & WALL FRAMING6.25 Floor Framing: Repair - Moisture damage was present. Repairs needed.Further Evaluation - Floor is cracked, sloping, or otherwise appears to have shifted. Recommend furtherevaluation by an engineer or qualified foundation contractor.Repair - Inadequate bearing was observed.Repair - Framing member has been over-notched. This reduces the structural capacity of the framing member. Correction is recommended by a licensed framing contractor.Repair - Weak or improper framing connections were present. Recommend repair by a framing contractor orfurther evaluation by an engineer.Marginal - Wood shims were installed under the floor support joist / plate / beams. Shims are not allowed to beused because they can crush under the load of the building or become loose. This is an unprofessional repair thatshould be corrected by a licensed framing contractor.

ROOF COVERINGROOF COVERING7.5 Older Roof: Advisory - The roof covering appears to be on the second half of its expected service life at most buildings.Repair - The roof covering is at end of its useful life over the east side of 3146. Signs of advanced aging wereobserved with the roofing material and/or paper underlayment. We recommend replacing the roof covering at thistime.7.6 Improper Installation: Repair - The roof pitch was not sufficient over the lower part of 3146. Problems associated with this includeexcessive moisture retention, moisture infiltration or leaking, and limited service life. A licensed roofingcontractor should be called to make further evaluation and corrections as needed. 7.7 Composition Roof Damage: Defective - Damaged/Missing shingles were present. The condition is due to wear and/or abrasion. Any openingin the roof covering is considered an active leak. Replacement needed to ensure adequate weather protection. Werecommend further evaluation and correction as needed at this time by a licensed roofing contractor.

PLUMBINGWASTEWATER SYSTEM9.9 Wastewater Pipes: Marginal - The cast iron drain pipes were old. Excessive rust/corrosion was present. Repairs had been made tothe system at some areas. Ongoing repairs should be anticipated as this older system continues to age. Replacingthe entire system will eventually need to be undertaken.9.10 Underground Pipes: Further Evaluation - Newer ABS plastic drain lines were installed under the house. However, the old cast ironmain sewer line exited the crawlspace. Underground drain pipes could not be judged. We recommend inspectionby a qualified plumbing contractor using a 'snaking' video camera. You may also want to ask the owner if there is ahistory of sewer blockage.

ELECTRICALMAIN PANEL10.7 Old Panel:



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Marginal - The main electrical service appeared to be outdated and undersized by today's standards. A minimum100 amp capacity is recommended by today's standards. Recommend a licensed electrician for further evaluation.Repair - The main electrical service was outdated. Too few 120-volt circuits were installed for small appliances,lights, and outlets. There is a greater chance of breakers tripping due to overload. Further, each small applianceswas not provided with a dedicated circuit. Recommended upgrading to a safe modern service panel.

GROUNDING10.11 Building Ground: Upgrade - The building ground wire was connected to the plumbing system at a water line. This is consideredoutdated by today's standard, but was typical at the time of construction. You may want to consider adding a morereliable grounding method such as grounding rod in earth or a "Ufer" ground in the foundation. Defective - Improper ground present at attic of 3144, this is a significant safety issue, this type of ground will notprovide safety for the user of this electrical system. We recommend further evaluation and correction as needed atthis time by a licensed electrical contractor.

WIRING10.14 Old Wiring: Repair - Old, frayed or worn wiring was found at various locations. Wiring should be replaced at the first signs ofwear and tear. Recommend a licensed electrician for further evaluation and corrections as needed.Further Evaluation - 'Knob and tube' wiring was found inside the attic and/or crawlspace. Knob and tube wiringis outdated by today's standards. It lacks several safety characteristics that modern wiring has. It should beconsidered a serious safety risk because of its age, design, and the likelihood that it has been altered. A licensedelectrician should be called for further evaluation of the system.10.15 Exterior Wiring: Repair - Non-professional wiring noted between buildings. Wiring and connections are installed in a haphazardmanner, with an increased potential for shock and fire. This sort of wiring is an undesirable condition that shouldbe corrected by a licensed electrician.

3144FINISH SURFACES12.3 Distress Symptoms: Further Evaluation - Signs of distress were observed with interior wall/ceiling finishes. Though some crackingcan come about due to normal shrinkage/seasoning of the wood framing, the distress were viewed in the case wasmore or more pronounced that what we would expect to see. The condition may be the result of unduemovement/settlement in the structure. We recommend further evaluated by an engineer.

DOORS & WINDOWS12.7 Windows: Repair - Overall, windows did not operate well. This is not uncommon with older windows. Better weatherprotection, improved operation, and energy savings can be gained with modern dual glazed windows. Windowswere stuck at one or more location.

WIRING12.25 Old Wiring: Repair - Old, frayed or worn wiring was found at various locations. Wiring should be replaced at the first signs ofwear and tear. Recommend a licensed electrician for further evaluation and corrections as needed. Further Evaluation - 'Knob and tube' wiring was found inside the attic and/or crawlspace. Knob and tube wiringis outdated by today's standards. It lacks several safety characteristics that modern wiring has. It should beconsidered a serious safety risk because of its age, design, and the likelihood that it has been altered. A licensedelectrician should be called for further evaluation of the system.12.26 Attic:



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Marginal - Unsecured wiring is present. Loose wiring can be accidentally pulled or disconnected.Safety - Open splices were noted. Wire connections are exposed, and consequently, are a shock and fire hazard. Correction is needed to contain spliced wires/connections inside a sealed junction box.

Bathroom #112.45 Tub/Shower Enclosure: Repair - Moisture damage was present outside the shower enclosure. The shower enclosure may not bewatertight. We recommend replacing any damage material as well as correcting the source of the problem.

3146FINISH SURFACES13.3 Distress Symptoms: Further Evaluation - Signs of distress were observed with interior finish components. Though cosmetic repairwork can be taken to correct these conditions, they appear to be the result of undue movement/settlement in thestructure. We recommend further evaluated by an engineer.13.4 Damage: Repair - Damage was noted to wall surfaces. Condition was observed at: a few locations. 13.20 Exhaust Vent: Repair - The vent pipe was not installed in an approved fashion. Poor drafting including spilling of toxic fluegases into the living space can result. We recommend further evaluation and correction by a licensed plumbing ormechanical contractor.

SUBPANEL - 113.29 Panel Grounding/Bonding: Safety - The ground wires are not bonded in this subpanel. This is a safety concern. A bond is needed to reduce thechance of electrical shock.Repair - Ground wires were not separated from neutral wires in the subpanel. There is the potential for multiplegrounds in the electrical system, and the possibility that current is being passed through ground wires. Recommend correction by a licensed electrician.

WIRING13.31 Old Wiring: Repair - Old, frayed or worn wiring was found at various locations. Wiring should be replaced at the first signs ofwear and tear. Recommend a licensed electrician for further evaluation and corrections as needed.

Bathroom #113.52 Tub/Shower Enclosure: Repair - Moisture damage was present outside the shower enclosure. The shower enclosure may not bewatertight. We recommend replacing any damage material as well as correcting the source of the problem.Maintenance - The enclosure was in fair condition. Lack of maintenance, such as caulking and/or grouting, wereevident. This condition jeopardizes the watertight fitness of the component. Conditions may be present for latentmoisture damage and are conducive for mold growth.

A UnitHEATING UNIT - 114.25 Old System: Marginal - This system is older than its expected service life. Its future performance may not be reliable. Werecommend a system evaluation/service by a licensed HVAC contractor and budgeting for replacement of thissystem in the near future.

B Unit



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WATER HEATER - 115.16 TPR Discharge: Repair - A discharge pipe is not installed on the TPR valve. The TPR discharge pipe should be plumbed to anexterior location or to within 6 inches of the garage floor to prevent against water damage and injury.

C UnitWATER HEATER - 116.12 Exhaust Vent: Repair - Vent pipe connections were improper. Poor drafting including spilling of toxic flue gases can result. Werecommend further evaluation by a licensed plumbing or mechanical contractor.

HEATING UNIT - 116.20 Old System: Marginal - This system is older than its expected service life. Its future performance may not be reliable. Werecommend a system evaluation/service by a licensed HVAC contractor and budgeting for replacement of thissystem in the near future.Upgrade - The wall furnace(s) did not have the safety spill sensors that are present on newer heaters. Thesesensors will turn off the heater if the vent does not work properly, possibly saving someone's life. Recommend upgrading to a newer and safer heating system.

KITCHEN APPLIANCES & FEATURES16.26 Countertops: Repair - Damage noted.16.28 Sink / Basin: Repair - Damage/Deterioration was noted.

Bathroom #116.33 Tub/Shower Plumbing: Repair - Drippy plumbing fixture noted. This can often be repaired by changing worn components. Maintenance - The drain was slow/clogged. Recommend a drain cleaner be applied as a first step to clear thedrain.

D UnitWATER HEATER - 117.10 TPR Discharge: Repair - A discharge pipe is not installed on the TPR valve. The TPR discharge pipe should be plumbed to anexterior location or to within 6 inches of the garage floor to prevent against water damage and injury.

HEATING UNIT - 117.19 Old System: Marginal - This system is older than its expected service life. Its future performance may not be reliable. Werecommend a system evaluation/service by a licensed HVAC contractor and budgeting for replacement of thissystem in the near future.Upgrade - The wall furnace(s) did not have the safety spill sensors that are present on newer heaters. Thesesensors will turn off the heater if the vent does not work properly, possibly saving someone's life. Recommend upgrading to a newer and safer heating system.

KITCHEN APPLIANCES & FEATURES17.28 Countertops: Repair - Damage noted.



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Bathroom #117.37 Tub/Shower Enclosure: Repair - Moisture damage was present outside the shower enclosure. The shower enclosure may not bewatertight. We recommend replacing any damage material as well as correcting the source of the problem.



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IntroductionThe purpose of the inspection is to assess the general condition of the property. Special attention is givento identifying deficiencies in systems and components that require immediate repair, or that need furtherinvestigation. Chips, cracks, blemishes, etc. that are cosmetic in nature are not reportable items. TheClient is therefore advised to inspect and evaluate such items personally.

For additional information regarding the scope of the inspection, please refer to the InspectionGuidelines section of the report as well as your Inspection Agreement.

For a list of the more significant items found during the inspection, please refer to the Summary Report.

Thank you for choosing InspectRite. We hope the information contained in the report is beneficial toyou. If there are areas that you have questions about or would like further explanation, please don'thesitate to call us. Your satisfaction is important to us.

Report Index

PROPERTY & INSPECTION INFORMATION 10HOW TO READ THIS REPORT 12GROUNDS 13BUILDING EXTERIOR 17CHIMNEYS & FIREPLACES 18FOUNDATION & STRUCTURE 20ROOF COVERING 25ATTIC 27PLUMBING 28ELECTRICAL 30Common Unit Items 343144 353146 41A Unit 52B Unit 58C Unit 62D Unit 66

The STANDARDS OF PRACTICE of the California Real Estate Inspection Association (CREIA) are available upon request or may be viewed at www.creia.org

www.creia.org

http://www.creia.org



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PROPERTY & INSPECTION INFORMATION

This report has been prepared for the benefit of the client. It is intended to report on the serviceability of the major systems andcomponents of the property from a limited visual inspection. It should be used as a general guide to better help the client evaluate theoverall condition and desireability of the property. The inspection and report does not imply that every component was inspected orthat every possible defect was uncovered. Further, the inspection report is not a substitute for the required disclosures as describedby California State Civil Code Section 1102. Patent defects are the responsibility of the seller to disclose.

Please read the entire report carefully. If you have questions or would like further explanation, please call InspectRite at866.994.0505. For your convenience, a list of service companies and contractors in your area is available within our website atwww.inspectrite.com. You may also find useful a section on Repair and Replacement Cost Estimates for a variety of systems andcomponents.

PROPERTY INFORMATION

1.1 Client(s): Gary Horning.

1.2 Property Address: 3144 Hawthorn, San Diego, CA 92104.

1.3 Building Type: Single Family & Multi Unit, 2 story.

1.4 Building Age: 1912 at front building. The rear buildings appear to have been built in the 30's -50's... age not confirmed.

1.5 Approximate Size: 4500 sf. See appraisal or legal description for precise estimate of size.

1.6 Utilities: Public. Utilities were turned on.

1.7 Current Occupancy: Tenant occupied. Limited areas visible/accessible due to household furnishings.

INSPECTION DETAILS

1.8 Inspector: Bob Davidson CREIA, Master Inspector ASHI Certified Inspector Ca. GeneralContractor. (Cell: 619.987.2766; Email: [email protected])Matthew Harper, CREIA Certified Inspector CCI. (Cell 760-623-9233. Email:[email protected])

1.9 Date of Inspection: 07/30/2015.

1.10 Time Arrived: 9:00 am.

1.11 Time Departed: 12:00 pm.

1.12 Weather: Fair, Dry.

1.13 Approx. AirTemperature:

80 degrees F.

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1.14 Present at Inspection: Buyer(s), Buyer's agent, Tenant(s)

A verbal consultation of our findings is a part of our inspection service. When client(s) are not present, we recommend that theycontact our office after reading this report for consultation in order to answer any questions about our findings.

1.15 Directions: The terms 'front,' 'rear,' 'left,' and 'right' are used in reference to the property asviewed from the street.

PERMITS

1.16 SystemsReplaced/Altered:

Replacement roof covering, Replacement water heater, Electrical distribution atvarious locations, Replacement Wall Heaters.

1.17 Building Additions/Modifications:

Room addition(s) / Alterations. Building appear to be 1912 at front, 30's at mid rearbuilding and 50's for mid right and rear buildings.

1.18 Verify Permit:

Room additions(s)/alteration(s) were present. Recommend verifying if theconstruction was permitted. The buyer should be aware of the ramifications ofownership concerning unpermitted additions/alterations.Advisory - The middle structure was not setback a minimum of 5 feet from theperimeter fence. There is a concern that the structure is encroaching within the lotsetback requirement. Recommend verifying if the construction was permitted and ifit meets the lot setback requirement.

Permit Verification: Be aware that permit investigation is not within the scope of the inspection. We recommend checking with thelocal building department for permit information when room additions/modifications may be present, as well as when modifications toplumbing, electrical, and heating/cooling systems are apparent. Repair Notes: It is recommended that a buyer obtain all relevant documentation and receipts regarding the scope of repairsperformed as well as any transferable warranties.

NOTATIONS / COMMENTS

1.19 General Condition: Advisory - Many systems and components had been replaced or modified. With a property of this type, the inspection and report can not be expected toidentify every repair or improvement the property may need. An attempt hasbeen made to identify the more significant items as well as safety itemsconsidered important to ownership.Advisory - The previous building owner had made severalmodifications/improvements. Much of this work was amateurish. Thepurchaser lacks assurance that the work is adequate or will last for anyreasonable time in the future.

1.20 Environmental: Identification of environmental concerns is beyond the scope of the inspection. However, be aware that this building may have materials that contain asbestos and/orlead paint. Asbestos was widely used in building products until about 1978 and



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sporadically used until 1983. In older buildings, asbestos may be present in flooring,plaster, insulation, roofing products, furnaces, ducting, etc. Positive identification ofasbestos can only be made from by a certified laboratory. Also, be aware that somelead was used in paint and copper piping solder and other building products untilabout 1978. Building owners are now required to obtain a permit and test for leadpaint prior to sanding, scraping, or removing interior walls, so that proper measureswill be employed for its handling and disposal.

1.21 Older Building: This is an older building. There are items that may have been installed per thestandards at the time of construction, but are not as safe as our current standards. Within the body of the report, we may inform you that there are improvements thatyou could undertake to bring this building up to a safer condition.

1.22 Seller's Disclosure(s): None provided to inspector.

HOW TO READ THIS REPORT

2.1 Basic Limitations:The inspection does not include pool, spa, sprinklers, or septic systems, unless mentioned otherwise. Termites, dry rotand other pest activity are also beyond the scope of this report. Reporting of possible lead paint, asbestos, toxic wastes,indoor pollutants, or any type of environmental concern is outside the scope of this report. Terms and conditions crucialto the understanding of the inspection limitations and scope of our work are contained in your Inspection Agreementseparate from this report. Additional information is also provided under the section Inspection Guidelines at the end ofthis report.

2.2 Organization & Word Definitions:This report is organized by individual sections pertaining to specific construction systems/components. Within eachsection there is first a description of the components inspected followed by observations or a statement of its condition. Items that appear to need attention, repair, or are beyond their expected service life are identified by the inspector. Thefollowing definitions may be helpful in understanding the condition of such items. Any recommendation by theinspector suggests corrective action or further evaluation. Repair or further evaluation should be undertaken by anappropriately qualified tradesman, licensed contractor, or engineer. The client should always seek additional informationuntil he/she is satisfied that the condition is sufficiently understood.

Functional - No material defect was observed. In the opinion of the inspector, the component is capable of being usedfor its intended purpose without the need for immediate repair or replacement. Some functional components may beaged or worn from time and usage.

Advisory - A word of caution, attention, or instruction.

Monitor - Appears to be functioning in its present condition; however, there is a concern that the condition may laterchange, possibly necessitating corrective action.

Upgrade - Appears to be functioning as intended, but would benefit from improvement or replacement.

Maintenance - Needs regular maintenance or routine repairs.

Marginal - Has limited remaining useful life or limited performance.

Repair - Not performing as intended, requiring repair or replacement.



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Defective - Did not respond when tested or responded poorly, or has missing parts, or was unable to be safelyused/tested.

Safety - Poses a health or safety risk.

Further Evaluation - Due to complexity, unusual appearance, restricted access or the need to better assess the condition,further evaluation should be taken.

GROUNDS

General Notes: 1) Exterior features that are inspected typically include hardscape features such as driveways, sidewalks, decks,patios, patio coverings, retaining walls, balconies, etc. as well as property line fences in close proximity to the building. 2) Cracks inconcrete less than 1/8 inch are considered common cracks, often attributed to shrinkage, expansion and contraction, or minor soilmovement. 3) Testing irrigations is not part of the inspection unless otherwise noted.

Grading & Drainage Notes: 1) The soil grade should be maintained at least 6 inches below the top of the foundation and any woodproducts. This helps to prevent moisture damage and termite infestation. 2) Directing drainage away from the foundation isextremely important. Many problems associated with the foundation are often a result of improper or poor drainage. Grading shouldalways slope away from the foundation for good drainage. 3) Gutters & downspouts are strongly recommended for flat graded sitesto help keep roof runoff away from the foundation.

Property Notes: The location of property lines, easements, and other property restrictions, and their implications to existingstructures are beyond the scope of the inspection.

SITE GRADING

3.1 Site Grading: Flat building pad.

3.2 Exterior Grade atFoundation:

Functional - The soil level or exterior grade was not in contact with the woodstructure or siding.

DRAINAGE

3.3 Drainage Features: Subsurface drains were not installed / not noted.

3.4 Soil Gradient Next toFoundation:

Maintenance - The soil gradient was essentially flat next to the foundation atplanter beds and/or lawn areas. Correcting the soil pitch is needed to improvedrainage so that surface drainage is directed away from the foundation.

3.5 Drainage Infractions: Marginal - Surface drainage was directed toward the neighboring property. This isan improper condition. Surface drainage is required to be controlled and maintainedby the property owner to remain on the property and eventually drain toward thepublic street at the front.

3.6 Site Drainage, General: Marginal - Generally, the site storm drainage is not directed on the surface to thestreet / alley, and / or underground drains do not appear sufficient. Site drainageneeds correction. Recommend further evaluation from a licensed landscapecontractor for improvements to this property.



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3.7 Water Entry intoCrawlspace:

Further Evaluation - Moist soil conditions were present inside the crawlspace. This is usually an indication that drainage around the foundation needs to becorrected/improved. It is important to take action in order to prevent damage to thefoundation. Recommend further evaluation and corrections as need by a qualifiedlandscaping or drainage contractor.

PAVING & FLATWORK

3.8 Walking SurfacesMaterial:

Concrete.

3.9 Condition: The condition of the paving was normal for its age. Minor cracks anddisplacements in paving is typical and commonly occurs over time.

3.10 Soil Stability Indicator: Advisory - There was modest distress to exterior flatwork that was observed thatsuggests there has been some movement / settlement with soils underlying thebuilding pad. In our opinion, the degree or amount of distress was not unusual forthe age and site conditions of this property. However, be aware that evaluation ofsoil stability is beyond the scope of the inspection. The client may wish to havesoils / geological conditions evaluated by a geotechnical engineer.

3.11 Drainage: Marginal - Paved surfaces directed surface runoff toward the foundation. Pavingabutting the structure should not be pitched so that surface runoff collects against thefoundation. Corrective measures recommended.

EXTERIOR STAIRS/STEPS



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3.12 Material/Type:

Concrete.

3.13 Old System: Marginal - The component was showing signs of advanced aging.



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3.14 Moisture Intrusion:

Further Evaluation - The metal flashing between the stairs and the wall is notvisible and may be missing. This flashing is needed for a weatherproof seal at thistransition, and if properly installed, should be visible. Repair - The waterproof coating under the stairs was deteriorated / missing. Thissystem protects the wood from moisture and needs to be maintained in good workingorder. We recommend further evaluation by a qualified contractor.

3.15 Stair Defects:

Safety - The rise/run of the steps was not uniform. This is a trip hazard.Safety - The stair risers are taller than allowed in today's construction (8"). This is atrip hazard.Defective - The framing supports are improperly installed and connected under thestairs. We recommend further evaluation and correction as needed at this time by alicensed framing contractor.

3.16 Guardrails: Safety - Very wide openings in railings were present. Railings provide inadequateprotection for infants, small children, and pets. This should be considered an injuryhazard. The current requirement is for openings to be no wider than 4".



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FENCES/WALLS/GATES

3.17 Material/Type: Wood.

3.18 Condition: Functional -

LANDSCAPING

3.19 Landscaping: Landscaping and landscape features were not inspected. Any comments made arestrictly done as a courtesy only. Any comments made are strictly done as a courtesyonly.

BUILDING EXTERIOR

Building Exterior Notes: 1) The exterior soil grade should be maintained at least 6 inches below the top of the foundation and not incontact with wood products. This helps to prevent moisture damage and termite infestation. 2) The condition and/or presence offlashing, including window and door flashing, is hidden behind the exterior siding and cannot be judged. The inspector relies on signsof leakage at the interior to determine the fitness of this component. 3) Minor cracks in stucco finishes are to be expected and willnormally not effect the integrity of stucco siding or the waterproofing system. 4) Exterior wood members are prone to damage. Regular maintenance, including painting, is needed to prevent damage. All gaps in the siding and trim should be sealed or otherwisemaintained to prevent water intrusion. 5) We do not identify wood damaged by moisture and pests. Inspection by a licensed pestinspection company is needed to report on such damage and is strongly recommended.

BUILDING EXTERIOR

4.1 Exterior Wall Insulation: Marginal - Probably none for dwellings pre-1960 (approx. R4).

4.2 Soil Stability Indicator: There was no significant distress to the exterior walls that would suggest there hasbeen undue movement / settlement with the foundation or structure.

4.3 Pest Activity: Further Evaluation - There was evidence of a past insect infestation. See PestInspection Report.

4.4 Miscellaneous: Repair - Damage vent screen noted. The screen is needed to prevent smallanimals/pests from entering.

SIDING SYSTEM

4.5 Material/Type: Wood, Painted Stucco.

4.6 Life Expectancy: The life expectancy of exterior wood siding and/or trim is 30 years. Life expectancycan be extended significantly with proper maintenance. The life expectancy of stucco siding, in a mild climate zone, is 50-60 years. This isbased on the capability of the flashing paper behind the stucco to remain intact andrepel moisture.



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EXTERIOR WOOD

4.7 Exterior Wood: Present, Eaves, Siding, Window surrounds, Door surrounds, Exposed structuralframing. Exterior wood components were recently painted.

4.8 Damaged Wood: Repair - Damage/Deterioration was noted. See Pest Inspection Report for damageto exterior wood members.

GUTTERS & DOWNSPOUTS

4.9 Material/Type: Metal.

4.10 Damage: Repair - Gutters/Downspouts were rusty and appeared old. Guttering was at or nearthe end of its useful lifeRepair - Gutter and/or downspout appeared to be leaky or moisture stained. Service/Repair needed.Repair - Downspout was damaged at one or more locations.

UPPER WALKWAY

4.11 Material/Type: Concrete.

4.12 Old System: Marginal - The component was showing signs of advanced aging.

4.13 Flashing: Marginal - The deck surface was above the bottom edge of the siding. Sidingshould terminate above the deck surface to drain properly and to allow for deckflashings to be installed properly. Concealed areas can not be judged to assure awater tight connection. This condition should be evaluated and corrected by aqualified specialty contractor.

4.14 Guardrails: Safety - Very wide openings in railings were present. Railings provide inadequateprotection for infants, small children, and pets. This should be considered an injuryhazard. The current requirement is for openings to be no wider than 4".

CHIMNEYS & FIREPLACES

Fireplace Notes: 1) The chimney flue is normally not fully visible for inspection. Fireplace boxes were checked for normal operationand general state of repair. Our inspection is limited to the readily visible portions only and we do not light the gas or start a fire. 2)All fireplaces should be cleaned and inspected on a regular basis to insure safe operation.



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CHIMNEY / FIREPLACE - 1

5.1 Location: Family room of 3144.

5.2 Type: Masonry block or brick.

5.3 Life Expectancy: The expected service life of a masonry chimney and fireplace is 50-70 years whenused regularly.

5.4 Fireplace Features: Damper(s), A spark arrestor and rain cap are installed at the top of the chimney(s).

5.5 Outdated System: Further Evaluation - This chimney is not lined with a terra cotta or cement liner.This is old, outdated construction. An unlined chimney flue is tends to have gapsand openings increasing the chance of a chimney related fire. Installation of a properfireplace liner should be completed before this system is used.

5.6 Fireplace Damage:

Repair - Damage/Deterioration was noted to the firebox. It is important for that thefireplace and chimneystack are smoke tight for safe operation. Repair isrecommended by a qualified fireplace professional.

5.7 Fireplace Opening: Upgrade - The fireplace did not have an attached fire screen. A fire screen isrequired to contain hot embers and prevent items from coming into contact with thefire.



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FOUNDATION & STRUCTURE

Foundation Notes: 1) Footings and floor slabs are commonly not visible for inspection. The inspection is limited to only the visibleportions of the foundation system. 2) Distressed foundations will typically affect other components, such as floor slabs or floorframing, floor finishes, walls, and wall openings for doors and windows. The inspector relies on visual signs of distress from suchcomponents to determine the fitness of the foundation. 3) All concrete or masonry experiences some degree of cracking due toshrinkage and normal settlement. Cracks less than 1/8" wide are considered within normal tolerances. 4) Exterior grading shouldallow for surface water to drain away from the foundation. Adequate site drainage is essential for the long-term stability of thefoundation. 5) Soil stability and geological hazards are beyond the scope of the inspection.

Structure Notes: 1) Structural framing is often inaccessible or hidden behind finish materials. Concealed areas are excluded fromour inspection. 2) Deficiencies in the framing will typically effect other components, such as wall finishes and the operation of doorsand windows. The inspector relies on visual signs of distress from such components to determine the fitness of the structural framing.3) Inspection of the framing does not imply that the structure has the capability to withstand lateral loads from strong winds orearthquakes.

FOUNDATION

6.1 Foundation Type: Slab on-grade construction for building with units A,B,C,DRaised foundation. For 3144 and 3146.

6.2 Limited Viewing: Visible areas were limited to exposed areas of the perimeter stem walls.

PERIMETER WALLS

6.3 Moisture:

Maintenance - Spalling, weathering or surface deterioration was noted to theconcrete foundation stem wall(s) on the 3144 building. This is often a symptom ofexcessive moisture in the soils as a result of poor drainage. The rough concretesurface tends to trap moisture that could possibly infiltrate and damage to theconcrete or embedded steel reinforcement. The rough surface should be coated tofill the voids or otherwise sealed with a waterproofing agent. Also, recommendcorrecting drainage at any areas where water may be ponding or otherwise reducingirrigation.



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6.4 Cracks:

Further Evaluation - Vertical cracks are present in the stem wall that are largerthan normal on the 3144 building. Cracks in the foundation are a symptom ofconditions such as poor drainage, settlement or soil movement. We recommendfurther evaluation by an engineer. Condition was observed at: various places aroundthe building.

6.5 Damage: Further Evaluation - Structural damage was observed on the 3144 building. Further evaluation is recommended by a registered engineer or qualified foundationcontractor.

6.6 Settlement: Further Evaluation - There were signs that suggest undue settlement may haveoccurred to the structure on both 3144 and 3146. Significant or unusual cracks werepresent in interior wall/ceiling finishes.

6.7 River Rock Foundation: Further Evaluation - River rock foundation present. It was common practice whenthis structure was built to use the river rock (available on the local terrain) asaggregate in the concrete. This type of foundation has been known to deterioratewith time and exposure to moisture. As the concrete deteriorates, the rocks canloosen & fall out, causing voids in the system, and weakening the foundation. Weviewed deterioration in the foundation wall. Recommend evaluation by an engineeror foundation contractor.

6.8 Deficiency(s): Further Evaluation - Unreinforced masonry suspected on building 3144. This typeof construction is especially at risk of damage/failure during earthquakes.Unreinforced masonry is not allowed in California under current building standards. Recommend evaluation by an engineer.

INTERIOR SLAB

6.9 Condition: Functional - The floor slab was not visible due to floor coverings. Determining thecondition of the floor slab was limited.

6.10 Slab Construction: Advisory - The basic construction of the modern concrete floor slab employsembedded steel reinforcement and a heavy plastic film vapor barrier. Theseattributes may not be present in older floor slabs, especially in buildings predating1950. Buildings predating 1960 may not contain slab reinforcement. Without thebenefit of embedded steel bars or mesh, an unreinforced floor slab is more prone tocracking and displacement. Without the benefit of an effective vapor barrier, ahigher rate of moisture penetration can occur. This can adversely affect finish floormaterials and lead to other moisture related problems. Reducing irrigation and



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maintaining proper drainage around the perimeter of the foundations are particularlyimportant for older slab-on grade structures to ensure stability and discouragemoisture infiltration.

UNDER-FLOOR AREA

6.11 Support Type: Wood posts supported by light concrete piers. For buildings 3144 and 3146.

6.12 Access Port: Access was provided to under-floor area, at more than one location.

6.13 Under-floor Insulation: None.

6.14 Ventilation: Ventilation was provided for under-floor areas.

6.15 Access: Defective - Access to the under-floor area was restricted due to a small access porton 3144. Viewing was limited from the port opening. A minimum 18" x 24" accessport is required for access. All under-floor areas are required to be accessible forinspection, service, and repair. Access to all under-floor areas is required by Code. Access is needed for inspection, service and/or repairs of framing, plumbing,ducting, pests, etc..

6.16 Faulty Soil Grade: Maintenance - Earth-to-wood contact noted with wood posts. Wood members incontact with soil are susceptible to moisture damage and termite infestation. Concrete piers should support wood posts and extend a minimum of 6 inches abovethe soil grade.

6.17 Columns & Supports:

Repair - Post and pier supports have settled / moved / shifted. This type ofmovement is not uncommon in older buildings, however if unattended it can result insagging, bowed or broken floor supports. Corrective action is recommended by aqualified foundation contractor.Further Evaluation - Damage observed to wood framing, posts , or other woodmembers. Please see the report by the pest inspection company for damage to woodmembers. Upgrade - Metal straps were not installed for connecting posts to piers and beams. These straps were not required in houses built prior to the 1980's, but theirinstallation has proved effective in keeping these structural members joined in theevent of an earthquake. Repair - Post(s) and pier(s) were not installed in a normal fashion. Makeshiftsubstandard post and pier supports were observed. Repair is recommended by aqualified foundation contractor.Repair - Inadequate bearing was found with post and framing. Connection(s) should



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be considered structurally unsound or weak. Repair is recommended by a qualifiedfoundation contractor.Marginal - The concrete piers have been placed directly on the soil without afooting. This installation was common on older buildings but would not be allowedby today's standard. Pier footings are required to a minimum 12" deep. Without aproper footing, post and pier supports are more apt to settle / move / shift.Marginal - Wood shims have been used on the piers under the floor support beams.Shims are not allowed to be used because they crush under the load of the buildingor may shift out of place. This should be considered an unprofessional repair. Recommend correction by a licensed and qualified contractor.

Advisory - Additional floor supports (pier blocks and beams) have been added atone or more locations. We suggest asking the current owner for any knowledge offoundation or floor framing deficiencies or repairs.

6.18 Moisture: Further Evaluation - Moist soil conditions were present under both buildins. Thesource of the moisture was not determined. This is usually an indication thatdrainage around the foundation needs to be corrected/improved. It is important totake action in order to prevent damage to the foundation.Marginal - Mineral deposits and water stains noted at lower areas of the wall. Thisis usually an indication that the waterproofing and/or drainage system behind thewall is damaged or insufficient.Repair - Moisture damage was present to structural wood members. Repairsneeded.

6.19 Ventilation: Maintenance - Vent screen(s) were damaged or missing. Openings were presentwhere pests/rodents could enter.

6.20 Under-floor Insulation: Upgrade - Insulation was not installed. You may wish considering addingunder-floor insulation to reduce energy loss.

6.21 Associated Concerns: Maintenance - Abandoned construction materials, such as old galvanized plumbing,cast iron drain lines, heating equipment, etc., were found inside the crawlspace. Recommend removal.

ANCHORING / BRACING

6.22 Foundation Anchors: Marginal - We were unable to locate foundation anchors. Foundation anchors donot appear to be installed. This is typical for the period of construction. Thestructure could potentially shift off the foundation from a strong earthquake.Recommend a seismic upgrade.

FLOOR & WALL FRAMING

6.23 Main Structure Type: Wood.



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6.24 Moisture:

Further Evaluation - Excessive water stains noted on framing or sheathing. Stainsare an indication of a past or present leak, which should be investigated further. Alicensed pest inspector should evaluate this condition for possible moisture damage.

6.25 Floor Framing: Repair - Moisture damage was present. Repairs needed.Further Evaluation - Floor is cracked, sloping, or otherwise appears to haveshifted. Recommend further evaluation by an engineer or qualified foundationcontractor.Repair - Inadequate bearing was observed.Repair - Framing member has been over-notched. This reduces the structuralcapacity of the framing member. Correction is recommended by a licensed framingcontractor.Repair - Weak or improper framing connections were present. Recommend repairby a framing contractor or further evaluation by an engineer.Marginal - Wood shims were installed under the floor support joist / plate / beams.Shims are not allowed to be used because they can crush under the load of thebuilding or become loose. This is an unprofessional repair that should be correctedby a licensed framing contractor.

ROOF FRAMING

6.26 Type/Material: Conventional wood framing.

6.27 Condition: Functional - Limited areas visible. Determining the condition of the roof framingwas limited to areas that were exposed for direct inspection.



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ROOF COVERING

Roofing Notes: 1) Some areas of the roof may not be visible or accessible due to height, slope, weather conditions or type ofmaterial. 2) Roof coverings are inspected for general state of repair. The inspection does not offer an opinion on whether or not theroof leaks, or will remain free of leaks. We do not verify that the materials are installed according to manufacturer's specifications. Ifyou want to obtain a roof certification, you should consult with a licensed roofing contractor. 3) Water stains are an indication of waterintrusion at some time. All stains should be investigated by a roofing contractor and repaired as necessary. 4) Nearly all roofs shouldbe inspected and maintained periodically.

ROOF COVERING

7.1 Material/Type:

Composition shingles.

7.2 Age: Appeared to be within its expected service life at most buildings.

7.3 Life Expectancy: The life expectancy for a composition shingle roof is typically 20 years.

7.4 How Inspected: Walked on.

7.5 Older Roof: Advisory - The roof covering appears to be on the second half of its expectedservice life at most buildings.Repair - The roof covering is at end of its useful life over the east side of 3146.Signs of advanced aging were observed with the roofing material and/or paperunderlayment. We recommend replacing the roof covering at this time.



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7.6 Improper Installation:

Repair - The roof pitch was not sufficient over the lower part of 3146. Problemsassociated with this include excessive moisture retention, moisture infiltration orleaking, and limited service life. A licensed roofing contractor should be called tomake further evaluation and corrections as needed.

7.7 Composition RoofDamage:

Defective - Damaged/Missing shingles were present. The condition is due to wearand/or abrasion. Any opening in the roof covering is considered an active leak.Replacement needed to ensure adequate weather protection. We recommend furtherevaluation and correction as needed at this time by a licensed roofing contractor.



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VISIBLE FLASHING

7.8 Visible Flashings: Metal.

ADDITIONAL CONCERNS

7.9 Roofing System,Additional Comments:

Further Evaluation - Because of the items noted under this section, furtherevaluation of the roofing system is recommended by a licensed roofing contractor.

ATTIC

Attic Notes: 1) Often times, the inspector will not climb into the attic space. The inspector is not expected to risk injury or propertydamage to perform the inspection when there is no clear path or safe walkway. 2) Attic spaces should be ventilated to dissipatemoisture and heat buildup beyond normal levels. 3) A minimum of 6" (R-19) for attic insulation is recommended. Thicker atticinsulation is usually desirable.

ATTIC SPACE

8.1 Access: Ceiling hatch.

8.2 Viewing: Viewing was limited to that portion of the attic that was visible from the hatch.

8.3 Roof Sheathing Type: 1x solid decking.

8.4 Water Stains: Advisory - Water stains were noted on the underside of the roof sheathing. Wesuspect that the stains occurred prior to the installation of the current roof covering,however, you may wish to have a roofing contractor investigate the condition.

ATTIC INSULATION

8.5 Material/Thickness: Insulation is not installed in the attic.

8.6 Energy Loss: Upgrade - Insulation was not installed in the attic. Suggest upgrading the insulationin the attic to a minimum thickness of 6 inches (R-19).

ATTIC VENTILATION

8.7 Type: Both low and high vents were installed. Attic ventilation included: Eave vents andgable vent(s)

8.8 Deficiency(s): Maintenance - Vent screens were damaged or missing. Openings in vents should befixed to prevent large pest/rodents from entering.



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PLUMBING

General Plumbing Notes: 1) Inspection of the plumbing systems includes gas, water, waste, and vent piping. We test plumbingfixtures for normal use with user controls, and report on leaks, corrosion, and abnormal function. 2) Plumbing concealed behind wallsor underground is excluded from inspection. 3) Fire suppression systems are not part of the inspection.

Water Supply Plumbing Notes: 1) All accessible plumbing fixtures are checked for normal water flow. 2) Between 40 psi - 80 psi isconsidered the normal range for water pressure. To maintain water pressure within this range, an operable pressure regulator maybe needed. 2) The inspector does not test local supply line shutoff valves. These valves, if turned, may be subject to leaking. 3)Inspecting soft water systems and testing for water quality is beyond the scope of the inspection. Wastewater Plumbing Notes: 1) Underground waste pipes can be observed for breaks or root intrusion by means of a video scanby others if desired. 2) Inspection of private septic systems is beyond scope of the inspection.

Gas Plumbing Notes: 1) The condition of propane or fuel storage tanks is not part of the inspection. Recommend the utilitycompany or the fuel supplier that is currently providing service inspect the storage tank and main supply line. 2) Gas leak detection isnot part of this inspection.

WATER SUPPLY SYSTEM

9.1 Piping Material: Copper pipes, Limited areas visible.

9.2 Life Expectancy: The life expectancy of copper plumbing is 60-90 years, though intermediate repairsmay be necessary much sooner. The life expectancy of local water shutoff valvesand/or plumbing connections serving sinks and/or toilets is 15-20 years.

9.3 Water Main & Shutoff: Located at exterior.

9.4 Water Pressure: 75 psi.


WASTEWATER SYSTEM

9.6 Piping Material: Both ABS plastic and cast iron drain pipes were present. Limited areas visible.

9.7 Life Expectancy: The life expectancy of ABS plastic waste piping exceeds the life of the structure. The life expectancy of cast iron waste piping is approximately 60 years, thoughintermediate repairs may be necessary much sooner.

9.8 Cleanout Locations: Exterior, Inside crawlspace.

9.9 Wastewater Pipes: Marginal - The cast iron drain pipes were old. Excessive rust/corrosion waspresent. Repairs had been made to the system at some areas. Ongoing repairsshould be anticipated as this older system continues to age. Replacing the entiresystem will eventually need to be undertaken.



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9.10 Underground Pipes:

Further Evaluation - Newer ABS plastic drain lines were installed under the house.However, the old cast iron main sewer line exited the crawlspace. Underground

drain pipes could not be judged. We recommend inspection by a qualified plumbingcontractor using a 'snaking' video camera. You may also want to ask the owner ifthere is a history of sewer blockage.

9.11 Wastewater Vents:

Defective - Laundry vent was not properly connected and does not have enough rise.This will allow gases into the laundry room and will not function properly. Werecommend further evaluation and correction as needed at this time by a licensedplumbing contractor.

GAS SUPPLY SYSTEM



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9.12 Main Gas Entrance:

Gas meter located at exterior right side.

9.13 Gas Supply System: Public utility gas meter. Interior gas lines were not fully visible. Gas lines are rigidiron pipe. The life expectancy of the gas piping is for the life of the structure.


9.15 Gas Distribution: Marginal - A sediment trap or drip leg was not installed for the gas appliance. Thisis a simple pipe assembly made of a tee and nipple that catches moisture and debrisin the gas. Debris can clog the gas valve causing the appliance to malfunction. Thisdevice is now required by manufacturers of water heaters and furnaces for newconstruction and replacements, and should be considered as an upgrade for existingwater heaters and furnaces. The condition was observed at: Water heater(s)

ELECTRICAL

Electrical Notes: 1) We remove dead front covers from electrical panels to inspect the wiring inside the panels when it is safe to doso and when this will not interrupt occupants. 2) We inspect for unsafe wiring conditions and operate a fair sampling of accessibleoutlets and light switches. Furnishing will often prevent testing of some outlets. 3) Landscape lights, lights on timers or sensors,security systems, TV, phone, speaker systems, and other low voltage wiring are not part of the inspection. 4) GFCI is a safety deviceused for outlets located near water to protect against a serious electrical shock. 5) Aluminum conductors require periodicmaintenance.

Electrical Repair Notes: All electrical infractions should be considered a safety concern and should be corrected. Electrical repairsshould be undertaken by a licensed electrician.

ELECTRIC SERVICE



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10.1 Service Type:

Single Phase, 120/240 Volt. Overhead.


ELECTRIC PANEL(S)

10.3 Overload Protection: Circuit breakers. The reliable service life of circuit breakers is 40-50 years.

10.4 Main Panel:

Located at the exterior right rear. Estimated Capacity - 50 Amp. per breaker. Originalpanel. 120 Volt and 240 Volt branch circuits were installed.

10.5 Subpanels: Located at 3144 & 46.



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MAIN PANEL

10.6 Panel Housing: Maintenance - The panel cover is not adequately attached. There were missing orstripped screws. The panel cover is an important part of the safety system andprovides basic weather protection. It should be kept in good order.

10.7 Old Panel: Marginal - The main electrical service appeared to be outdated and undersized bytoday's standards. A minimum 100 amp capacity is recommended by today'sstandards. Recommend a licensed electrician for further evaluation.Repair - The main electrical service was outdated. Too few 120-volt circuits wereinstalled for small appliances, lights, and outlets. There is a greater chance ofbreakers tripping due to overload. Further, each small appliances was not providedwith a dedicated circuit. Recommended upgrading to a safe modern service panel.

10.8 Appliance Circuits: Marginal - Too few 120-volt circuits have been provided for small appliances,lights, and outlets. Additional 120-volt circuits will likely need to be installed sothat breakers do not frequently trip due to overload. Further, each small applianceshould be on a dedicated circuit and they are not. Marginal - The kitchen countertop outlets were on one circuit. A minimum of two120-volt circuits should be present to reduce the chance of overloading and trippingthe circuit. Marginal - Small appliance(s) in kitchen were found on a shared circuit with outletsand lights. Ideally each appliance should be on a dedicated circuit properly sized forthe appliance load in order to prevent overload and overheating of wiring.

GROUNDING

10.9 Building Ground: Cold water pipe at a hose bib.

10.10 Circuit Grounding: Many of the outlets were ungrounded. This is typical for construction predating1965, but is considered outdated by today's standards.

10.11 Building Ground:

Upgrade - The building ground wire was connected to the plumbing system at awater line. This is considered outdated by today's standard, but was typical at thetime of construction. You may want to consider adding a more reliable groundingmethod such as grounding rod in earth or a "Ufer" ground in the foundation. Defective - Improper ground present at attic of 3144, this is a significant safetyissue, this type of ground will not provide safety for the user of this electrical system.We recommend further evaluation and correction as needed at this time by a

licensed electrical contractor.

10.12 Circuit Grounding: Repair - 3 hole grounded outlets were installed at many locations, even though nogrounding wire was present throughout most of the electrical system. The use of 3hole grounded type outlets gives the false impression of a grounded circuit. Olderstyle 2 slot outlets are still available and should be installed. Alternatively, GFCIprotection may be installed for ungrounded outlets.



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Marginal - Many of the outlets throughout the house were ungrounded. This istypical for construction predating 1965, but is considered outdated by today'sstandards. Suggest upgrading the electrical system to a modern system of groundedcircuits, at least where three prong (grounded) appliances are used, such as at thegarage, exterior, laundry, kitchen and bathrooms. Alternatively, GFCI protectionmay be installed for ungrounded outlets.

WIRING

10.13 Type: The life expectancy of copper wiring is for the life of the structure.

10.14 Old Wiring: Repair - Old, frayed or worn wiring was found at various locations. Wiring shouldbe replaced at the first signs of wear and tear. Recommend a licensed electrician forfurther evaluation and corrections as needed.Further Evaluation - 'Knob and tube' wiring was found inside the attic and/orcrawlspace. Knob and tube wiring is outdated by today's standards. It lacks severalsafety characteristics that modern wiring has. It should be considered a serioussafety risk because of its age, design, and the likelihood that it has been altered. Alicensed electrician should be called for further evaluation of the system.

10.15 Exterior Wiring:

Repair - Non-professional wiring noted between buildings. Wiring and connectionsare installed in a haphazard manner, with an increased potential for shock and fire.This sort of wiring is an undesirable condition that should be corrected by a licensedelectrician.

LIGHTS & OUTLETS

10.16 GFCI Protection: The current electrical code requires GFCI protection for outlets next to surfaces thatmay be wet. These locations include the exterior, garages, bathrooms, kitchen,laundry sinks, & wet bars.



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ALARMS

10.17 Testing: Smoke detector(s) and/or CO detectors were activated by pushing the test button.

Common Unit Items

DOORS & WINDOWS

11.1 Glazing: Mostly single pane glass.

11.2 Windows: Marginal - The windows were older than their expected service life. Futureperformance may not be reliable. Better weather protection, improved operation, andenergy savings can be gained with modern dual glazed windows.

Water Heater Notes: 1) The Temperature Pressure Relief (TPR) valve is not tested because the TPR valve is prone to leaking onceactivated. 2) Solar heating systems and recirculation pumps are not part of the inspection.

WATER HEATERs

11.3 Pan & Drain: Marginal - The water heater was installed over wood framing (or interior location)without a catch pan and associated drain line. A catch pan and drain are required tohelp prevent potential water damage.

Heating & Cooling Notes: 1) The heating/cooling system is turned on as part of the inspection unless otherwise noted. 2) A visualinspection can not adequately evaluate the heat exchanger for cracks and holes. Most areas of the heat exchanger are not visiblewithout dismantling the furnace. Evaluation of the heat exchanger is expressly excluded. 3) Evaluating the adequacy, efficiency, oreven distribution of air throughout the home/building is not part of the inspection. 4) Thermostats are not checked for calibration orprogrammable features.

SUBPANELs

11.4 Appliance Circuits: Marginal - Too few 120-volt circuits have been provided for small appliances,lights, and outlets. Additional 120-volt circuits will likely need to be installed sothat breakers do not frequently trip due to overload. Further, each small applianceshould be on a dedicated circuit and they are not. Marginal - Small appliance(s) in kitchen were found on a shared circuit with outletsand lights. Ideally each appliance should be on a dedicated circuit properly sized forthe appliance load in order to prevent overload and overheating of wiring.

WIRING

11.5 Attic: Maintenance - Junction box(es) is missing coverplate(s). This is considered a shockhazard and fire risk. Covers should be installed on all open services.



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LIGHTS & OUTLETS

11.6 Outlets Hazardous: Maintenance - A gang outlet device was installed, in several locations. This is anoverload risk. Recommend removal.

ALARMS

11.7 Testing: Smoke detector(s) were installed but were not tested.

Kitchen Notes: 1) Plumbing fixtures are checked for leaks and normal operation. 2) Permanently installed appliances are testedfor normal operation. Inspection of built-in appliances is limited. It does not include dismantling and inspection of internal parts. 3)Microwave ovens are tested for heating function only. Testing for uniform heating, leakage, and various settings is not part of ourinspection. 4) The inspection does not include testing refrigerators and portable appliances, the self-cleaning operation of ovens,clocks, timers, thermostats, etc., and the effectiveness of built-in appliances. 5) Water softening and filtering devices are beyond thescope of the inspection.

Bathroom Notes: 1) Plumbing fixtures are checked for leaks and normal operation. 2) It is very important to maintain all groutingand caulking in the bathroom. Minor imperfections can allow water to penetrate into the walls and floors, which overtime can result insignificant water damage. Ongoing maintenance is essential. 3) Determining whether shower pans are watertight is beyond thescope of the inspection.

3144

MOISTURE INTRUSION

12.1 Water Stains/Leaks: No water stains were found at the interior. Signs of moisture/water infiltration werenot found from inspection of interior components.

FINISH SURFACES

12.2 Wear & Tear: Finish surfaces are not inspected for cosmetic conditions or normal wear and tear.

12.3 Distress Symptoms:

Further Evaluation - Signs of distress were observed with interior wall/ceilingfinishes. Though some cracking can come about due to normal shrinkage/seasoningof the wood framing, the distress were viewed in the case was more or morepronounced that what we would expect to see. The condition may be the result ofundue movement/settlement in the structure. We recommend further evaluated by anengineer.



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12.4 Environmental: Advisory - Be aware that the wall/ceiling finishes could contain asbestos and/orlead-based paint. A permit is required before interior walls/ceiling are altered,sanded or scraped for homes predating 1979.

DOORS & WINDOWS

12.5 Sampling: A sampling of windows and doors are tested for normal operation and general stateof repair.

12.6 Glazing: Single pane glass.

12.7 Windows: Repair - Overall, windows did not operate well. This is not uncommon with olderwindows. Better weather protection, improved operation, and energy savings can begained with modern dual glazed windows. Windows were stuck at one or morelocation.

12.8 Escape & Rescue: Safety - Window(s) did not meet emergency egress requirements at one or morebedrooms. Window(s) did not open tall enough. Window opening is required to beat least 24" tall. Safety - There is a problem with the operation of the exit window in one or morebedroom. Egress is compromised because the window is either difficult to open,won't open, won't stay open, or the latch is difficult to open. This is an importantsafety issue because it is part of the emergency exit system of this building. Improvements are needed for the safe occupancy.


WATER HEATING SYSTEM

12.9 Type: Gas, Natural draft venting.

12.10 Life Expectancy: The expected life of a domestic gas water heater is approximately 10-12 years.

WATER HEATER - 1



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12.11 Location:

Exterior metal enclosure at the rear of the unit.

12.12 Capacity: 40 gallons.

12.13 Age: 2012.


12.15 Seismic Straps: Installed.

12.16 Condition: The system heated and delivered hot water. However, deficiencies or concerns werenoted with the system, its appearance or its installation. See notations below.



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12.17 TPR Discharge:

Marginal - The TPR discharge pipe is too short. The TPR discharge pipe should beplumbed to an exterior location or to within 6 inches of the floor to prevent againstwater damage and injury.


HEATING UNIT - 1

12.18 Type: Gas, Wall mounted.

12.19 Capacity: 50,000 BTU's.

12.20 Age: 1990.

12.21 Life Expectancy: The life expectancy of a gas wall mounted furnace in a mild climate zone, such asmost of Southern California, is 20-25 years.

12.22 Service Requirements: Routine service of gas furnaces is recommended every 3 years in a mild climatezone. Routine service is important for the safe operation of the appliance.

12.23 Operation: Advisory - The pilot was off. The system was not operated with the burners on.

WIRING

12.24 Type: Copper conductors on all branch circuits. The life expectancy of copper wiring is forthe life of the structure.



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12.25 Old Wiring:

Repair - Old, frayed or worn wiring was found at various locations. Wiring shouldbe replaced at the first signs of wear and tear. Recommend a licensed electrician forfurther evaluation and corrections as needed. Further Evaluation - 'Knob and tube' wiring was found inside the attic and/orcrawlspace. Knob and tube wiring is outdated by today's standards. It lacks severalsafety characteristics that modern wiring has. It should be considered a serioussafety risk because of its age, design, and the likelihood that it has been altered. Alicensed electrician should be called for further evaluation of the system.

12.26 Attic: Marginal - Unsecured wiring is present. Loose wiring can be accidentally pulled ordisconnected.Safety - Open splices were noted. Wire connections are exposed, and consequently,are a shock and fire hazard. Correction is needed to contain splicedwires/connections inside a sealed junction box.

LIGHTS & OUTLETS

12.27 Limited Testing: Limited outlets were accessible due to furnishings.


12.29 GFCI ObservedLocations:

None.

12.30 GFCI's Not Installed: Safety - GFCI safety device(s) were not installed. Recommend an upgrade for addedsafety at all applicable locations. The current electrical code requires GFCIprotection for outlets at the exterior, garages, bathrooms, laundry sinks, wet bars, &kitchens.



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ALARMS

12.31 Smoke AlarmLocation(s):

Hall outside bedroom(s), Inside bedroom(s)

12.32 CO Alarm Location(s): Not observed.

12.33 CO Detector(s): Safety - Carbon monoxide detector(s) were not observed. CO detectors are requiredwhen gas burning appliances are present. CO detectors should be placed in theimmediate vicinity outside of sleeping areas, on each floor level.


KITCHEN APPLIANCES &FEATURES

12.34 Finish Surfaces:

Countertop and cabinet finish surfaces had heavy wear.

12.35 Appliance Service Life: The life expectancy of major kitchen appliances ranges between 11-19 years.

12.36 Appliances Inspected: Range, Oven(s)

12.37 Ventilation Type: An air exhaust vented to the exterior.

12.38 Condition: Appliances were operational.

12.39 Countertops: Marginal - Excessive or heavy wear noted.

12.40 Cabinets: Marginal - Excessive or heavy wear noted.




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Bathroom #1

12.41 Bathroom: Hall Bathroom.

12.42 Finish Surfaces: Countertop and cabinet finish surfaces had more than average wear.

12.43 Bathing Feature(s): Tub/Shower combo.

12.44 Ventilation Type: Window.

12.45 Tub/Shower Enclosure:

Repair - Moisture damage was present outside the shower enclosure. The showerenclosure may not be watertight. We recommend replacing any damage material aswell as correcting the source of the problem.

MISCELLANEOUSFEATURES

12.46 Ceiling Fan(s): Functional.

3146

MOISTURE INTRUSION


FINISH SURFACES




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13.3 Distress Symptoms:

Further Evaluation - Signs of distress were observed with interior finishcomponents. Though cosmetic repair work can be taken to correct these conditions,they appear to be the result of undue movement/settlement in the structure. Werecommend further evaluated by an engineer.

13.4 Damage:

Repair - Damage was noted to wall surfaces. Condition was observed at: a fewlocations.

13.5 Past Repairs:

Advisory - Patches or painted areas were evident. We do not know the reason forthis condition. Condition was observed at: a few locations.



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13.6 Flooring:

Marginal - Floor finishes had heavy wear.

13.7 Carpeting: Maintenance - Carpet is loose at some locations. This can be a trip hazard.

DOORS & WINDOWS



13.10 Escape & Rescue:

Safety - Window(s) did not meet emergency egress requirements at one or morebedrooms. Window sill(s) were noticeably too high above the floor. The windowsill should not be higher than 44" by current safety standard (46" by old standard).

STAIRS / RAILINGS



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13.11 Guardrails:

Marginal - Openings in railings were somewhat wider than 6". This condition maypresent a hazard to infants, small children, and pets. The current requirement is foropenings to be no wider than 4".





WATER HEATER - 1



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13.14 Location:

Exterior metal enclosure.


13.16 Age: 2014.

13.17 Seismic Straps: Installed.




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13.19 TPR Discharge: Marginal - The TPR discharge pipe is too short. The TPR discharge pipe should beplumbed to an exterior location or to within 6 inches of the garage floor to preventagainst water damage and injury.

13.20 Exhaust Vent:

Repair - The vent pipe was not installed in an approved fashion. Poor draftingincluding spilling of toxic flue gases into the living space can result. We recommendfurther evaluation and correction by a licensed plumbing or mechanical contractor.


HEATING UNIT - 1

13.21 Type:

Gas, Wall mounted.


13.23 Age: 2000.





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13.26 Condition: Functional - The system operated normally and was within its designed service life.

SUBPANEL - 1

13.27 Location:

Hallway closet.

13.28 Appliance Circuits: Marginal - The kitchen countertop outlets were on one circuit. A minimum of two120-volt circuits should be present to reduce the chance of overloading and trippingthe circuit.



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13.29 PanelGrounding/Bonding:

Safety - The ground wires are not bonded in this subpanel. This is a safety concern.A bond is needed to reduce the chance of electrical shock.Repair - Ground wires were not separated from neutral wires in the subpanel. There is the potential for multiple grounds in the electrical system, and thepossibility that current is being passed through ground wires. Recommendcorrection by a licensed electrician.

WIRING


13.31 Old Wiring: Repair - Old, frayed or worn wiring was found at various locations. Wiring shouldbe replaced at the first signs of wear and tear. Recommend a licensed electrician forfurther evaluation and corrections as needed.

LIGHTS & OUTLETS




Some bathrooms.

13.35 Outlets Damaged,Missing or Missing Parts:

Maintenance - Missing or damaged coverplate(s) were noted. This is considered ashock hazard and fire risk. Covers should be installed on all open services. Condition was observed at: various locations.

13.36 GFCI's Not Verified: Advisory - GFCI safety device(s) were not verified at the following locations:kitchen, GFCI safety device(s) were not required at this location(s) at the time thatthe home was built/renovated.

ALARMS


Inside bedroom(s), Hall outside bedroom(s)

13.38 Smoke Detector(s): Defective - Some smoke detectors had been removed. The present condition is asafety concern.

13.39 CO Detector(s): Safety - Carbon monoxide detector(s) were not observed. CO detectors are requiredwhen gas burning appliances are present. CO detectors should be placed in theimmediate vicinity outside of sleeping areas, on each floor level.

Kitchen Notes: 1) Plumbing fixtures are checked for leaks and normal operation. 2) Permanently installed appliances are testedfor normal operation. Inspection of built-in appliances is limited. It does not include dismantling and inspection of internal parts. 3)



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Microwave ovens are tested for heating function only. Testing for uniform heating, leakage, and various settings is not part of ourinspection. 4) The inspection does not include testing refrigerators and portable appliances, the self-cleaning operation of ovens,clocks, timers, thermostats, etc., and the effectiveness of built-in appliances. 5) Water softening and filtering devices are beyond thescope of the inspection.


13.40 Finish Surfaces:

Countertop and cabinet finish surfaces had heavy wear.


13.42 Appliances Inspected: Oven(s), Range.

13.43 Ventilation Type: An air exhaust vent to the exterior.


13.45 Countertops: Marginal - Excessive or heavy wear noted.



Bathroom #1

13.47 Bathroom: 1st Floor Back Hall Bathroom.

13.48 Finish Surfaces: Countertop and cabinet finish surfaces had heavy wear.




13.52 Tub/Shower Enclosure: Repair - Moisture damage was present outside the shower enclosure. The showerenclosure may not be watertight. We recommend replacing any damage material aswell as correcting the source of the problem.Maintenance - The enclosure was in fair condition. Lack of maintenance, such ascaulking and/or grouting, were evident. This condition jeopardizes the watertightfitness of the component. Conditions may be present for latent moisture damage and



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are conducive for mold growth.

Bathroom #2

13.53 Bathroom: 1st Floor Front.



13.56 Ventilation Type: Air exhaust fan.




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Maintenance - Moisture stains and/or damage was noted outside the showerenclosure. The condition appears to be from lack of maintenance. We recommendreplacing any damage material as well as correcting the source of the problem.



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Bathroom #3

13.59 Bathroom: 2nd Floor Master Bathroom.

13.60 Finish Surfaces: Countertop and cabinet finish surfaces had average wear.



13.63 Tub/Shower Plumbing: Maintenance - The drain was slow/clogged. Recommend a drain cleaner be appliedas a first step to clear the drain.



A Unit

MOISTURE INTRUSION


FINISH SURFACES


14.3 Condition: Functional - Narrow cracks were present on the interior wall and/or ceiling finishes. These cracks are common with wood framed structures and are a result of seasonalchanges in temperature and humidity as well as slight movements in framingconnections.

14.4 Distress Symptoms: There was no significant distress observed to interior finish surfaces, such as unusualcracks or out-of-level floors, that would suggest there has been undue movement /settlement with the foundation or structure.



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DOORS & WINDOWS









WATER HEATER - 1



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14.10 Location:

Interior kitchen closet.


14.12 Age: 2004.

14.13 Enclosure: Confined location, fresh air vents are required. Combustion air vents were installed.




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14.15 Old(er) System: Marginal - The water heater was as old or nearly as old as its expected service life. Its future performance may be short-lived.


Marginal - The TPR discharge pipe is too short. The TPR discharge pipe should beplumbed to an exterior location or to within 6 inches of the garage floor to preventagainst water damage and injury.


14.18 Seismic Straps: Safety - Seismic straps were not installed. Minimum requirements for water heatersare 2 approved straps at the upper and lower 1/3 of the water tank, anchored withminimum 1/4" X 3" lag bolts into the studs (or the structural equivalent where studattachment is not an option).


HEATING UNIT - 1



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14.19 Type:

Gas, Wall mounted.


14.21 Age: 1959.





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14.25 Old System: Marginal - This system is older than its expected service life. Its future performancemay not be reliable. We recommend a system evaluation/service by a licensedHVAC contractor and budgeting for replacement of this system in the near future.

WIRING


LIGHTS & OUTLETS



Bathrooms.

14.29 GFCI's Not Installed: Upgrade - GFCI safety device(s) were not installed at the following locations thatare now required since the home was built: kitchen.

ALARMS



14.31 CO Alarm Location(s): Not installed.

14.32 CO Detector(s): Safety - Carbon monoxide detector(s) were not installed / not observed. COdetectors are required when gas burning appliances are present. CO detectors shouldbe placed in the immediate vicinity outside of sleeping areas, on each floor level.





14.35 Appliances Inspected: Oven(s), Range.


14.37 Condition: Functional - Appliances were operational.

Bathroom Notes: 1) Plumbing fixtures are checked for leaks and normal operation. 2) It is very important to maintain all groutingand caulking in the bathroom. Minor imperfections can allow water to penetrate into the walls and floors, which overtime can result insignificant water damage. Ongoing maintenance is essential. 3) Determining whether shower pans are watertight is beyond the



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scope of the inspection.

Bathroom #1

14.38 Bathroom: Rear. Master Bathroom.





14.43 Miscellaneous:

Further Evaluation - There was an odder in the bathroom and a depression in thelinoleum that may be an open plumping line.

B Unit

MOISTURE INTRUSION


FINISH SURFACES


15.3 Condition: Functional - Narrow cracks were present on the interior wall and/or ceiling finishes. These cracks are common with wood framed structures and are a result of seasonalchanges in temperature and humidity as well as slight movements in framingconnections.

15.4 Distress Symptoms: There was no significant distress observed to interior finish surfaces, such as unusualcracks or out-of-level floors, that would suggest there has been undue movement /settlement with the foundation or structure.



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DOORS & WINDOWS









WATER HEATER - 1

15.10 Location: Interior kitchen closet.


15.12 Age: 2003.



15.15 Old(er) System: Marginal - The water heater was as old or nearly as old as its expected service life. Its future performance may be short-lived.



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Repair - A discharge pipe is not installed on the TPR valve. The TPR discharge pipeshould be plumbed to an exterior location or to within 6 inches of the garage floor toprevent against water damage and injury.




HEATING UNIT - 1

15.19 Type:

Gas, Wall mounted.


15.21 Age: Appeared older.



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WIRING


LIGHTS & OUTLETS




Bathrooms.

15.29 GFCI's Not Installed: Upgrade - GFCI safety device(s) were not installed at the following locations thatare now required since the home was built: kitchen.

ALARMS



15.31 CO Alarm Location(s): Hall.






15.35 Appliances Inspected: Range, Oven(s)


15.37 Condition: Functional - Appliances were operational.

Bathroom Notes: 1) Plumbing fixtures are checked for leaks and normal operation. 2) It is very important to maintain all groutingand caulking in the bathroom. Minor imperfections can allow water to penetrate into the walls and floors, which overtime can result in



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significant water damage. Ongoing maintenance is essential. 3) Determining whether shower pans are watertight is beyond thescope of the inspection.

Bathroom #1

15.38 Bathroom: Master Bathroom.






C Unit

MOISTURE INTRUSION


FINISH SURFACES


16.3 Distress Symptoms: There was no significant distress observed to interior finish surfaces, such as unusualcracks or out-of-level floors, that would suggest there has been undue movement /settlement with the foundation or structure. Narrow cracks were present on theinterior wall and/or ceiling finishes. These cracks are common with wood framedstructures and are a result of seasonal changes in temperature and humidity as well asslight movements in framing connections.



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DOORS & WINDOWS







WATER HEATER - 1

16.8 Location: Kitchen closet.


16.10 Age: 2007.

16.11 Condition: Functional - The system operated normally.

16.12 Plumbing Connections: Repair - Excessive rust/corrosion was noted on plumbing connections. Repairs areneeded to protect against unexpected leaking.



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16.13 Exhaust Vent:

Repair - Vent pipe connections were improper. Poor drafting including spilling oftoxic flue gases can result. We recommend further evaluation by a licensedplumbing or mechanical contractor.





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HEATING SYSTEM




HEATING UNIT - 1


16.19 Age: 1987.

16.20 Operation: Advisory - The pilot was off. The system was not operated.

16.21 Old System: Marginal - This system is older than its expected service life. Its future performancemay not be reliable. We recommend a system evaluation/service by a licensedHVAC contractor and budgeting for replacement of this system in the near future.Upgrade - The wall furnace(s) did not have the safety spill sensors that are presenton newer heaters. These sensors will turn off the heater if the vent does not workproperly, possibly saving someone's life. Recommend up grading to a newer andsafer heating system.

WIRING


LIGHTS & OUTLETS


ALARMS

16.24 Testing: Smoke detector(s) and/or CO detectors were activated by pushing the test button.




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16.27 Countertops: Repair - Damage noted.

16.28 Cabinets: Repair - Damage noted to drawer(s).

16.29 Sink / Basin: Repair - Damage/Deterioration was noted.


Bathroom #1




16.33 Sink Drain Plumbing: Maintenance - The drain was slow/clogged. Corrective action recommended.

16.34 Tub/Shower Plumbing: Repair - Drippy plumbing fixture noted. This can often be repaired by changingworn components. Maintenance - The drain was slow/clogged. Recommend a drain cleaner be appliedas a first step to clear the drain.

16.35 120-volt Outlet: Marginal - A 120v wall outlet was not installed.

D Unit

MOISTURE INTRUSION


FINISH SURFACES




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DOORS & WINDOWS







WATER HEATER - 1

17.7 Location: Unit d kitchen.


17.9 Age: 2007.


17.11 TPR Discharge: Repair - A discharge pipe is not installed on the TPR valve. The TPR discharge pipeshould be plumbed to an exterior location or to within 6 inches of the garage floor toprevent against water damage and injury.



HEATING SYSTEM






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HEATING UNIT - 1



17.18 Age: Appeared to be original equipment.

17.19 Operation: Advisory - The pilot was off. The system was not operated

17.20 Old System: Marginal - This system is older than its expected service life. Its future performancemay not be reliable. We recommend a system evaluation/service by a licensedHVAC contractor and budgeting for replacement of this system in the near future.Upgrade - The wall furnace(s) did not have the safety spill sensors that are presenton newer heaters. These sensors will turn off the heater if the vent does not workproperly, possibly saving someone's life. Recommend up grading to a newer andsafer heating system.

17.21 Access: Advisory - The appliance was blocked by furniture or personal belongings and wasnot inspected closeup.

WIRING


LIGHTS & OUTLETS



None.





17.27 Appliances Inspected: Range.


17.29 Countertops: Repair - Damage noted.



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17.30 Sink / Basin: Marginal - The sink was chipped or had heavy wear.


17.32 Ventilation: Repair - Ventilation was not provided. Natural ventilation by a window or exhaustfan is required.

17.33 Flooring: Repair - Damage was noted to finish flooring.


Bathroom #1





17.38 Tub/Shower Enclosure: Repair - Moisture damage was present outside the shower enclosure. The showerenclosure may not be watertight. We recommend replacing any damage material aswell as correcting the source of the problem.

17.39 120-volt Outlet: Marginal - A 120v wall outlet was not installed.

LAUNDRY

Laundry Notes: 1) Washers and dryers are not moved or tested during the inspection (unless noted otherwise in the report). 2) Thewasher drain line and the dryer vent duct are not tested. 3) Best practices for washer and dryer installation include the followingrecommendations: (A) Use braided metallic water hoses to reduce the potential of leaks at the washing machine. (B) Use flexiblemetal dryer vent connector, now required for all dryers. (C) Use a half inch appliance connector and gas valve for all newer gasdryers. (D) Installation of a drain pan under the washing machine with a drain pipe terminating at the exterior.

LAUNDRY UTILITIES &FEATURES

18.1 Location: Exterior utility closet.


18.3 Utilities: Gas plumbing, 120-volt grounded electrical outlet. 240-volt electrical was notprovided.

18.4 Dryer Duct: Dryer duct was installed and routed to the exterior. Vent not tested.



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INSPECTION GUIDELINES

This report is intended only as a general guide to better help the client make his/her own evaluation of the overall condition of theproperty. The inspection is essentially a performance inspection. The major systems and components of the property are examinedfor function, excessive or unusual wear, and general state of repair. Wear and tear (such as chips, cracks, blemishes, etc.) on interiorfinishes (such as walls, countertops, flooring, etc.) is considered a cosmetic condition and is not reported. The client is advised toinspect and evaluate such items personally.

Report findings are the opinions of the inspector based on observations of readily accessible systems and components of theproperty as they appeared at the time of the inspection. The inspector is not required to move personal items, furniture, equipment,etc. that obstructs access or visibility. We are not responsible for components or areas that are not accessible for inspection. If theinspector is unable to access a component or area and this is later corrected, please contact our office for scheduling a re-inspection. An additional fee may apply.

The report does not imply that every component is inspected or that every possible defect is discovered. No representation is madeabout hidden or latent deficiencies that may be present at the time of the inspection. No guarantees or other representations aremade about the future conditions or performance of systems and components. A home warranty policy can be purchased from ahome warranty company to insure the future operation of home systems and appliances.

Specific code references are not cited within the inspection report. The purpose of the inspection is not to determine codecompliance, rather it is to see if systems and components are installed properly and are performing as they were intended.

Repair or further evaluation of any item identified from the inspection should be done before the close of escrow. Repairs are oftenfound to be more involved and costly once the work is undertaken to correct the condition. Estimates for repairs are not provided aspart of the inspection. Determining the cost of repair should be left to the appropriate tradesman or specialist.

Additionally, the client is advised to personally conduct a thorough visual walk-through of the property after the seller/occupant hasvacated the property and before the close of escrow. Conditions may be present that warrant correction, which had previously beenconcealed from view or changed from the time of the inspection.

Any type of environmental problem, such as the presence of asbestos, lead paint, soil contamination, water quality, indoor air quality,mold growth, etc., is beyond the scope of the inspection. Laboratory testing is normally required to identify a toxic substance. If suchan evaluation is desired, then the appropriate specialist should be consulted.

If signs of a past or present water leak are identified from the inspection, including any type of water intrusion problem, then aspecialist should be hired to test for elevated levels of mold and moisture.

The inspection does not report on the presence or absence of pests, such as wood destroying organisms, rodents, or insects. Exterior wood members such as siding, trim, decks, etc. are particularly prone to damage from pests and decay. A pest inspection isstrongly recommended.

Structural, architectural, geological, hydrological, land surveying and soils related examinations are beyond the scope of theinspection. Determination of property lines, easements and setback requirements are beyond the scope of the inspection.

Verifying the existence or absence of building permits is not within the scope of the inspection. Additionally, determining the legal useof the building or property is not part of the inspection. Information regarding both building permits and legal use may be obtainedfrom the local building, planning, and/or zoning departments.

The information in this report is intended for the sole use of the client. Any other use of this report is strictly prohibited. InspectRitewill not be held liable to any third parties. For additional terms and limitations, please refer to your Inspection Agreement.

Documents

InspectRite P.O. Box 231784InspectRite P.O. Box 231784 Encinitas, CA 92023 866.994.0505 Office and Fax [email protected] Page 1 August 1, 2015 Client(s): Gary Horning Re: 3144 Hawthorn,