Sample Construction Defect

Property Inspection Report

Prepared Exclusively For

Construction Defect Sample Report

Los Angeles, CA

Inspection Date:November 24, 2006

(949) 248-1444 - www.californiabuildingconsultants.com

www.californiabuildingconsultants.com

Table of ContentsINSPECTION INFORMATION 2

BUILDING SYSTEM 4

ELECTRICAL SYSTEM 31

MECHANICAL SYSTEM 37

PLUMBING SYSTEM 38

January 05, 2007 Page1 of 41Inspection Report Exclusively For: 061124-D1 Construction Defect Sample Report

This document was prepared for the client listed above in accordance with our inspection agreement and is subject to the terms and conditionsagreed upon therein. If you were not present during the inspection, please contact our office for a fulldiscussion of this document. © 1999-2006 All Rights Reserved California Building Consultants, llc.

(949) 248-1444 Fax 248-5262 www.CaliforniaBuildingConsultants.comThis document is not to be used for the purpose of substitute disclosure.

www.CaliforniaBuildingConsultants.com

January 05, 2007 Page 2 of 41Inspection Report Exclusively For: 061124-D1 Construction Defect Sample Report



INSPECTION INFORMATIONIt is the client's sole responsibility to read this report in its entirety and to research any and alljurisdictional permits required by the local authorities regarding the property in contract before the closeof escrow. The client is to personally perform a diligent visual inspection of the property after the sellervacates to insure that no "condition" was concealed by personal property and/or stored items whileoccupied or damaged during the seller's evacuation of the building. Should any "condition" be revealedthat was not addressed within this report prior to or after the close of escrow, please contact our officeimmediately for an additional evaluation regarding such "condition."

CLIENT & SITE INFORMATIONFILE/DATE/TIME

File # 061124-D1 Date: November 24, 2006 Time:8:00am - 3:30pm on site.

CLIENT NAMESample Report.

LOCATIONLos Angeles, CA.

INSPECTION STYLEAll Trades, Rough.

WEATHER & SOILWeather conditions during the inspection: clear, 70-80 degrees and the ground was dry.

BUILDING FACESFaces: North.

STRUCTUREAge:80-100 years old + new addition, 2 story, single-family residence.





FOUNDATIONFoundation types: raised foundation.

UTILITIESAll utilities on.

INSPECTION INFORMATIONATTENDING

People present: owner(s)/client.

INSPECTED BYDarryl Seymour, George Harper, Joey T. Lee.

INSPECTOR COMMENTSThis inspection was performed at the request of the clients to evaluate the construction of the remodelbeing done to their home. Comments in this report were based on normal building practices andaccepted construction industry standards as of this date. The opinions in this report were based onlimited visual observations, the set of building plans available on site [not a set of stamped plans,contractor took the stamped plans off the job site and would not release them to the owner]. Nodestructive testing was performed during the course of this inspection. We reserve the right to changeand/or amend our opinion based on any new information, should it become available.

INTRODUCTORY NOTESIMPORTANT INFORMATION

[NOTE] Any statements made in the body of this preliminary report pertaining to left, right, front or rearwere referenced by standing in front of and facing the building.

[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended toenhance those findings or diminish any findings not photographed.

[NOTE] We are not soil or geotechnical engineers and cannot render an opinion regarding soil stabilityor potential soil movement. If desired, a qualified specialists in the appropriate trade should beconsulted on these matters.

[NOTE] Buildings built before 1978 may have products in them that contain some amounts ofasbestos or lead. Determining the presence of these products is beyond the scope of this report.

ENVIRONMENTAL CONCERNSEnvironmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold,mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, groundwater contamination, and soil contamination. We are not trained or licensed to recognize or analyzeany of these materials. We may make reference to one or more of these materials when/if notedduring the inspection. Should further study or analysis seem prudent, then a full evaluation by aspecialist in the appropriate trade is recommended.





BUILDING SYSTEMAll conditions in this preliminary report identified by CBC should be fully evaluated by CBC or otherspecialists in the appropriate trades. All damaged, altered or compromised materials, components orsystems should be corrected or replaced to comply with all AHJ approved building standards. Allcorrections and/or replacements should be completed, inspected and signed-off prior to thecommencement of any new work.

The abbreviations listed below provide CBC's level of concern or opinion for the conditions identifiedbased on our observations at the time of the inspection. We reserve the right to amend our concern oropinion should any new information become available.

[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

OBSERVATIONS AND PHOTO DOCUMENTATIONPhoto # 2,3

The valley flashing did not fully extend out fulldepth over the fascia boards.

Photo # 4,5There were unpainted ABS vent pipes and theuse of used flashings on a new roofinstallation.





Photo # 7The shingle headlap was greater than allowed by themanufacturer and fasteners were exposed.

Photo # 8The felt underlayment was installed under the drip edgemetal on the eave terminations.

Photo # 9There were no visible flashings used at the fasciaconnection to the lath.





Photo # 10There were no visible step flashings used at the roof towall flashings.

Photo # 11There were no visible step or counterflashings used at thechimney.

Photo # 12There were improper step flashings used, currently woodroof shim shingles were present.





Photo # 13, 14There was no visible backing[1x4] installedbehind the step flashing and the use of thebuilding paper, wire and flashings were non-continuous, with exposed wood framingvisible. In addition, the window installationinterrupted the step flashing and areas of theflashings were reversed.

Photo # 15,16There were improper fasteners used[non-corrosion resistant] and the lath was installedtight against the paper, preventing the abilityof the scratch coat of the stucco to embedproperly.

Photo # 17,18There were improper terminations of roof towall flashings, counterflashings, weatherresistive barriers and there were areas ofvisible framing exposed. In addition, therewas no visible attic ventilation for the home orfor the garage as required by the plans.





Photo # 19,20There were improper connections of thestucco to wood siding[old to new], non-continuous weather resistive barrier andexposed wood framing.

Photo # 21,22The roof overhang corbel did not terminateproperly to the stucco system, non-continuousweather resistive barrier and non-corrosionresistant fasteners.

Photo # 23,24There were areas of non-continuous weatherresistive barrier, improper connections ofstucco to wood siding and exposed woodframing present[left elevation, porch tie in]





Photo # 25,26There were areas of non-continuous weatherresistive barrier, improper connections ofstucco to wood siding and exposed woodframing present[left elevation, stone wainscottie in]

Photo # 27,28There was improper lap of building paper,improper/missing counterflashings andbacking and exposed wood framing.

Photo # 29,30There were improperly flashed windows,flanges were exposed/over the building paperat a number of locations.





Photo # 31,32The uni-strut for the electrical service mastwas embedded into the stucco, conducive to anon-continuous cladding system.

Photo # 33There were exposed areas of wood framing/freeze blocksand non-continuous weather resistive barrier at a numberof locations.

Photo # 34,35There were improper foundation ventsinstalled, not designed for stucco cladding, ata number of locations.





Photo # 36The weather resistive barrier was damaged at a number oflocations.

Photo # 37The stucco weepscreed was non-continuous and areas ofthe stucco system lacked adequate clearance from grade.

Photo # 38,39The electrical boxes at the exterior were notinstalled at the proper depth for stucco, novisible flashings were present and exposedwood was visible.





Photo # 40,41There hold down bolts extended through theweather resistive barrier and out beyond thefinish surface of the stucco system.

Photo # 42,43There was non-continuous stucco lath at theroof to wall junction, at a number of locations.In addition, the rafter failed to extend fully forthe roof to wall termination.

Photo # 44,45The inside corners of the weather resistivebarrier were rounded and the building paperwas noted to be torn/damaged at a number oflocations.





Photo # 46,47,48There were improper fasteners used[non-corrosion resistant] and the lath was installedtight against the paper, preventing the abilityof the scratch coat of the stucco to embedproperly. In addition, a number of thefasteners have damaged/torn the weatherresistive barrier.

Photo # 49,50There was non-continuous weather resistivebarrier at the fascia connection to the stuccosystem.

Photo # 51,52There were improper tie in's of stucco to woodsiding between the new and old constructionat the right elevation.





Photo # 53,54Roof to wall and counterflashings were shortand improperly lapped at the right elevation.

Photo # 55,56The weather resistive barrier was not lappedproperly on the window flanges[visible at therear elevation].

Photo # 57,58There was no visible overhang present at thegarage roof to wall area and exposed woodframing. This is conducive to capillary action.





Photo # 59,60The rear wall of the garage was noted to be10" away from the rear party wall, too close tostucco properly and possibly too close for rearset back requirements.

Photo # 61,62The garage door opening had no visible triminstalled and an improper termination of thestucco system at the jamb opening.

Photo # 63,64There were minimal connections at the hip/ridge connections and no visible A-35fasteners present at the rafter/ridgeconnections.





Photo # 65The drag strap at the ridge/hip connection had missingfasteners and fasteners that were not fully driven.

Photo # 66There were no visible double joist framing installed underload bearing points.

Photo # 67There were a lack of fasteners at the ceiling joist/rafterconnections.





Photo # 68The lapped ceiling joist lacked the minimum number offasteners[5 minimum required].

Photo # 69The three point hip/ridge connection had minimal support,fasteners and hardware.

Photo # 70,87The nailing for the shear paneling wasinconsistent, improper and exceeded themaximum allowable spacing.





Photo # 71,72The bedroom windows did not meet theminimum fire egress net openingrequirements and the window sills were abovethe maximum allowable height from the floor.

Photo # 73,74,75,76The top plates were improperly lapped/spliced, with areas of improper support at anumber of locations.

Photo # 77





There were improper t-corner construction and missingfasteners.

Photo # 78There were over spanned areas of wall framing.

Photo # 79The upper section of the right stairwell had a difference of1 3/4" in 4 treads, 3/8" maximum is allowable.





Photo # 80,81The stairwell treads were not level, toosmall[9" minimum required], there was novisible fireblocking and the steps sagged inthe center, no visible center stringer wasinstalled and the head height clearance wastoo low.

Photo # 82, 148The windows at the base of the stairs and theupper hall bath over the tub had no visiblesafety glazing markings present.

Photo # 83There were missing A-35's for a continuous load pathbetween the 1st and 2nd floor.





Photo # 84There were hold downs missing connectors and looseconnections.

Photo # 85Foundation bolting was spaced too far from the end of thewall.

Photo # 86There was no visible continuous load path of the floor joistto the cripple walls.





Photo # 88,90,91,93There were missing and improperly fastenedsupport posts at the new footings andimproper embedment of the saddles in thefootings.

Photo # 89,95The foundation bolts were loose/missing nutsand washers at a number of locations.

Photo # 92





There was an oversized hole in the sub-floor for the HVACducting, the opening was not boxed.

Photo # 94There was no cross ventilation/access opening in the rightmiddle newer cripple wall.

Photo # 96There was a non-continuous top plate at the added beamand no visible means of any attachment.





Photo # 97The added post footing under the structural beam had novisible hardware attaching the framing member and manyof the framing members were non-treated materials indirect contact with the concrete footing.

Photo # 98,99,100There was a cut floor support that had nophysical attachment to the new beam, theadded 4x4 support posts had not visiblehardware, non-treated materials in contactwith cement and the base of the 4x4 postshad no visible attachment at the concrete.





Photo # 101The new cripple wall added at the new to existingtransition was approximately 3" below the floor joist andwas offering no support and had no visible attachment tothe floor joist.

Photo # 102,103There were cripple walls sill plates installedusing non-treated materials in direct contactwith concrete and no visible anchor boltingwas present.

Photo # 104Foundation bolts in the garage were too close to theoutside edge of the sill plate.





Photo # 105Simpson Strong wall bolts had visible loose connectors.

Photo # 106The left front corner of the garage foundation was blownout, compromising the structural integrity at the SimpsonStrong wall penetration.

Photo # 107The framing support at both ends of the main garageheader were done using two 2x4's rather than 4x4 postsas detailed.





Photo # 108,109,110The drag straps required to tie the SimpsonStrong wall to the garage header were stillpresent and unused on the interior wall cavityof the Simpson Strong Wall.

Photo # 111,112The hip beam, double top plates had no tie ininto the front garage wall/beam assembly.

Photo # 113,114The front and rear ceiling joist in the garagewere not doubled and there were no visibledrag straps, as detailed.





Photo # 115The King post at the hip connections was sitting on one2x4 block supporting the roof load.

Photo # 116The sill plate on the left side of the garage was cut/spliced,parts of the sill plate were non-treated materials in directcontact with the concrete and the foundation bolt wasinstalled too close to the sill plate splice.

Photo # 151,160The visible windows were not properlyinstalled/fastened as required by themanufacturer.





Photo # 152There was no visible backing installed at the Z-barflashing at the roof to wall detail, right elevation.

Photo # 153,154The hip beam was short of the fascia boardsat a number of locations.

Photo # 155,156The roof plane improperly terminated over thebay window[right elevation]





Photo # 157,158There were visible cracks and rotation on theoriginal foundation that is now under load withthe new addition.

Photo # 159The new foundation areas were done with concrete stemwalls with cripple walls installed above. The original planscall for full concrete stem walls up to the floor joist/rim joistand no cripple walls. The All-Thread bolts were specifiedfor a minimum of 20" embedment into the concretefooting. This condition may not exist due to the change inthe footing design and the replacement of cripple wallsinstead of solid concrete footings. We recommendverification by the engineer of record for changes made tothe structural design.

Inspector CommentsThere were a large number of construction defects in this current remodel. A large amount of theinstalled systems will need to be removed and reinstalled to meet minimum construction guidelinesand the requirements of the building plans on site. A number of structural deficiencies were present,framing concerns, improper window size and types, both sets of stairs need to be removed andreplaced and the exterior lath, flashings and building paper were installed in a sub-standard manner,complete removal and reinstallation of all exterior systems is recommended.





ELECTRICAL SYSTEMAll conditions in this preliminary report identified by CBC should be fully evaluated by CBC or otherspecialists in the appropriate trades. All damaged, altered or compromised materials, components orsystems should be corrected or replaced to comply with all AHJ approved building standards. Allcorrections and/or replacements should be completed, inspected and signed-off prior to thecommencement of any new work.



OBSERVATIONS AND PHOTO DOCUMENTATIONPhoto # 6

The main electrical drop was spliced into the new servicein a sub-standard manner and support was attached toplastic ABS vent piping.

Photo # 117There was excessive/crowded wiring noted in the newelectrical panel.





Photo # 118,119There were improper brand breakers in thenew electrical panel.

Photo # 120There were large bundles of wires coming out of the rearof the panel, and no visible strain relief clamps.

Photo # 121The grounding rod was loose in the ground, did notappear to be fully driven 8ft as required and is subject tobecoming inaccessible once the stairs are built.





Photo # 122Receptacle installed for the dishwasher was futuredbehind the dishwasher location and will becomeinaccessible.

Photo # 123,124There were a number of improperly spacedreceptacles on the kitchen countertops.

Photo # 125There was no visible receptacle installed for the ignitionsystem of the free standing range/cooktop. Thisreceptacle should not be connected to the GFCIcountertop circuit.





Photo # 127There was no visible exterior light fixture off the kitchenexit door.

Photo # 128There were a number of electrical boxes that wereimproperly set in the walls[shallow/deep]

Photo # 129The sheetrock was over cut for the lights and receptacleson the walls/ceiling.





Photo # 130There was no visible 3-way switch installed at the rear leftbedroom sliding door.

Photo # 131The 3-way switch at the base of the right rear stairwell wasinstalled several steps above base of the stairs.

Photo # 132The new electrical wiring installed within 6ft of the atticaccess was not protected from damage.





Photo # 133,135There were a number of open junction boxesand those that appeared to be overcrowded.

Photo # 134There was wiring installed in the garage for lights,receptacles and the garage door opener, but no visibleservice feed from the main electrical panel.

Photo # 136There were not enough circuits supplied to the HVAClocation to support 2 furnaces and 2 condensate pumps.

Inspector CommentsThere were a large number of electrical deficiencies throughout the remodel. The current powersupply to the remodel and the current home was installed in a sub-standard manner and a extremesafety hazard. The power to the home was being received from the power lines without the use of anelectrical meter, this appears to be an illegal installation and constitutes a hazardous condition to theoccupants of this home. In addition, the support for the power supply was connected to the roof on 2x4wood members and a rope was connected to a plastic ABS plumbing vent pipe. Lastly, the powersupply to the existing residence is currently in the form of extension cords from a receptacle box in the





remodel. These conditions are a life/safety issue and should be corrected immediately.

MECHANICAL SYSTEMAll conditions in this preliminary report identified by CBC should be fully evaluated by CBC or otherspecialists in the appropriate trades. All damaged, altered or compromised materials, components orsystems should be corrected or replaced to comply with all AHJ approved building standards. Allcorrections and/or replacements should be completed, inspected and signed-off prior to thecommencement of any new work.



OBSERVATIONS AND PHOTO DOCUMENTATIONPhoto # 126

There was no vent ducting to the exterior installed for thekitchen exhaust.

Photo # 149





The HVAC vents terminated too close to an operablewindow, the combustion air intakes did not fully extend tothe exterior and due to the close termination at thefoundation vent, draft may push products of combustionback under the home.

Inspector CommentsReview of the HVAC systems is recommended and corrections made where necessary.

PLUMBING SYSTEMAll conditions in this preliminary report identified by CBC should be fully evaluated by CBC or otherspecialists in the appropriate trades. All damaged, altered or compromised materials, components orsystems should be corrected or replaced to comply with all AHJ approved building standards. Allcorrections and/or replacements should be completed, inspected and signed-off prior to thecommencement of any new work.



OBSERVATIONS AND PHOTO DOCUMENTATIONPhoto # 137,138

There was PVC piping installed within thebuilding envelope and active leaks present atthe water heater.





Photo # 139,140The water heater exhaust vent pipe wasmissing and the T&P valve piping wasmissing.

Photo # 141,142There were metal galvanized straps installedin direct contact with the copper and ABSplastic piping.

Photo # 143There was inadequate clearance in front of the mainplumbing cleanout access.





Photo # 144There were a number of locations where the supply andwaste piping was in direct contact with the wood framing.In addition, the newer copper plumbing was not insulatedat the unconditioned areas of the building.

Photo # 145,146,147The tub corners at the baths had improperslope and sloped towards the walls, not thedrains. In addition, there was no visiblebacking installed around the perimeter of thetub flanges and a number of supply pipingterminations lacked adequate support andwere loose.





Photo # 150There were modifications done to the waste piping underthe original section of the home. Many of themodifications appeared sub-standard, joints were heldtogether with duct tape and areas were replaced with ABSplastic piping, with cast iron above.

Inspector CommentsThe plumbing system is in need of review and corrections made where necessary. Immediateattention should be made to the water heater vent pipe assembly. Currently, the water heater underthe home has no vent system installed and is producing products of combustion under the home andinto the current residence. This condition is a life/safety issue and should be corrected immediately.


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