Inspection Report. "Even small homes, could have big problems"

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Inspection Report

Happy Buyer

This inspection report

prepared specifically for:

Inspected by:

Inspect Before You Buy, Order Today.

209.834.5447, CA 88888

"Even small homes, could have big problems"

Randy Dingman

General Information. . . . Deficiency Summary Roof. . . . Exterior. . . . Grounds & Drainage. . . . Heating & Cooling. . . . . Plumbing. . . . Electrical. . . .

Bathrooms. . . . Interior Rooms. . . . Garage & Carport. . . . Attic. . . . Foundation. . . . Addendum. . . . 1 D1 2 7 11 14 17 19 25 27 30 33 34 A1

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Central Valley Home Inspections Central Valley Home Inspections

DEFINITIONS OF CONDITIONS

SAFETY HAZARD

Any item that is identified as a safety hazard is to be considered harmful or dangerous to its occupants due to its presence or absence in the structure. In our opinion these items should be evaluated by professionals

in appropriate trades prior to closing.

MAJOR CONCERN

Any item identified as a major concern is either significantly affecting habitability and/or can be considered a possible expensive repair or replacement and should be evaluated by professionals in appropriate trades prior to

closing.

MINOR CONCERN

Any item identified as a minor concern either does not significantly affect habitability and/or can be considered an inexpensive repair or replacement by professionals in appropriate trades prior to closing.

MAINTENANCE

Any item identified as maintenance is to be considered normal or routine in maintaining a home.

DEFINITIONS OF PERSPECTIVES

Terminology

READING THIS REPORT

Each page of this report addresses a specific area of this property, identified by title (i.e. Roof) and is divided into three sections. The top section of each page rates components of the property and provides a recommended action when necessary. See “Terminology” below. The middle section contains factual information about the property (i.e. age of home).

The bottom section provides inspectors space to provide additional detail when needed.

About This Inspection Report

ACCEPTABLE

The item is performing its intended function as of the date of inspection in response to normal use.

NOT PRESENT

The item does not exist in the structure being inspected.

NOT INSPECTED or INACCESSIBLE

The item could not be inspected due to physical limitations.

DEFECTIVE

The item is either: significantly impeding habitability; unsafe or hazardous; does not operate properly or perform its intended function in response to normal use.

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209.834.5447 CA

GENERAL INFORMATION

Main entry faces: Estimated Age: Type Structure: Type Foundation: Soil condition: Weather: Date:

Unit occupied: Client present:

REPORT LIMITATIONS East

30-40

Single Family Home 1

Crawl Wet

Clear Temp:85--98 8/26/2015 Time: 4:23 PM

Attendees: Buyer's & Seller's Agent General Overview: Inspector: Address: Phone: Fax: Inspection location: Awesome Realtor 88888 Happy Buyer

Inspect Before You Buy, Order Today.

Stories: Phone:

Send report to:

PROPERTY / CLIENT INFORMATION

, no yes Report Date: 082615KW1 Customer File # 209.914.5564 209.834.5447 CA 88888

Inspect Before You Buy, Order Today.

,

Randy Dingman

This report has been prepared for the sole and exclusive use of the client indicated above and is limited to an impartial opinion which is not a warranty that the items inspected are defect-free, or that latent or concealed defects may exist as of the date of this inspection or which may have existed in the past or may exist in the future. The report is limited to the components of the property which were visible to the inspector on the date of the inspection and his opinion of their condition at the time of the inspection.

Inspect Before You Buy, Order Today., 209.834.5447, CA 88888-Happy Buyer

[email protected] Email: NACHI140522 Dingman Area/Neighborhood: Buyers Agt Buyer San Joaquin County: Sub-division: 8/26/2015 Page 1 of 41 : :

Bedrooms: Full Baths: Half Baths: Vehicle Garages:

2 2

1 2

Approx. Sq Footage: 1738 3/4 Baths:0

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Awesome Realtor Happy Buyer Location: Customer: Contact: Phone:

Inspect Before You Buy, Order Today.

209.834.5447, CA 88888

1- Roof

Roof appears in serviceable condition, however, recommend that roof be evaluated by licensed roofing contractor. (see photo 1,2,3 & 4).

Inadequate height of three plumbing vent stacks. Recommend extending vent stacks to a minimum height of 6" above flashing. (see photo 5).

Exhaust vent present to roof area directly above dining room. Unknown reason for vent. (see photo 6).

Recommend cleaning gutters to allow adequate water drainage to roof. Cleaning of gutters should be done on an annual basis as general maintenance. (see photo 7).

Possible leak present to rust present to gutter at connection to down spout located on south east corner of home. Recommend repair to allow adequate drainage of roof. (see photo 8).

Gutter separating at middle of structure on south side. Possible leak. Recommend sealing gutter to allow adequate drainage of roof. (see photo 9).

Down spout located at north east side of garage is not in line with drain. Recommend aligning down spout to drain to allow adequate drainage of roof and prevent water settlement near structure. (see photo 10).

Major- Possible rot and deteriorated paint present to siding around chimney. Recommend further evaluation by licensed Pest Inspector. (see photo 11 & 12).

2- Exterior

Major- Possible rot present to several siding boards at rear of home. Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 1).

Major- Possible rot present to window trim at south window within master bedroom. Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 2).

Major- Exposed wood and possible rot to fascia boards located at north side of structure. Recommend further evaluation by licensed Pest Inspector. (see photo 3).

Possible rot to right side of garage door casing. Recommend further evaluation by licensed Pest Inspector. (see photo 4).

Exposed wood to siding at south side of home. Recommend painting to seal this area and prevent water or insect intrusion. (see photo 5).

This summary is not the entire report. The full report may include additional information of interest or concern to the client. It is strongly recommended that the client promptly read the complete report. For information regarding the negotiability of any item in this report under a real estate purchase contract, contact your real estate agent or an attorney.

The report is provided as a courtesy for quicker access to DEFICIENCIES within the inspection report. This is not intended as a substitute for reading the inspection report. Items listed may be discussed further on the corresponding report page. There also may be findings other than what is listed on this page.

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209.834.5447, CA 88888

Exposed wood present to window sill at kitchen room window. Recommend painting this area to prevent water intrusion and damage to wood. (see photo 6).

Gap present where siding meets at west side of home, missing trim piece. Recommend replacing trim and sealing to prevent water and insect intrusion. (see photo 7).

Major- Seal gaps or cracks in walls and around doors and windows where moisture may penetrate with an appropriate sealant or paint. (see photo 8).

3- Exterior

Deteriorated paint to trim around windows. Recommend painting this area to prevent water intrusion and damage to trim. (see photo 9).

Siding located at west side of home is not secured. Recommend securing siding and sealing gaps to prevent water and insect intrusion. Per Listing Agent, seller is in process of this repair. (see photo 10).

Gaps present to areas around structure where piping enters exterior wall. Recommend sealing all gaps to prevent water and insect intrusion. (see photo 11).

Notes:

Faucet located at north side of patio is not secured. Recommend securing faucet.

4- Grounds

Major- The soil slopes towards the house at south side of home. Grade the soil around the foundation so that it slopes a minimum of 6 inches per 10 feet away from the house to minimize moister around foundation. (see photo 1 & 2).

Drain lines filled with debris. Recommend clearing debris from drain line to allow adequate drainage of yard. (see photo 3).

Maintain tree branches and shrubs minimum of 6 inch clearance to avoid contact with the structure and prevent damage to the property. (see photo 4).

Deteriorated gate present to north side of patio, possible rot present. Recommend further evaluation by licensed Pest Inspector. Per Seller's Agent seller in process of this repair.

Notes:

We are unable to verify that the underground drains are operating properly. They can become clogged with debris over time, and they often require cleaning or repairs.

Irrigation systems, and their associated equipment are not inspected. We recommend evaluation by an appropriate service company.

Tree & shrub condition pertains only to how they affect the building at the time of the inspection and does not refer to the physical condition of the trees & shrubs themselves.

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209.834.5447, CA 88888

5- HVAC

View of A/C unit located on east side of home. (see photo 1).

View of furnace located in the attic. (see photo 2).

View of temperature of furnace at time of inspections. Furnace was running at appropriate capacity at time of inspection. (see photo 3).

Major- Inadequate clearance between HVAC ducts and ground. HVAC ducts should have a minimum of 4" clearance between ground and duct. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 4 & 5).

Major- HVAC condensation line located within crawl space had a negative flow, condensation line was looped and leaking at time of inspection. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 6).

Notes:

A/C was operating at appropriate capacity at time of inspection.

The furnace heat exchanger is not fully visible for inspection. It should be evaluated periodically by a professional heating contractor.

Thermostat was located in dining room. 6- Plumbing

View of main water shut off valve located at front faucet. (see photo 1). View of main gas shut off valve located at west side of home. (see photo 2). View of water heater located in garage. (see photo 3).

Safety- View of water temperature at time of inspection. Water heater temperature set to high. Recommend setting temperature no higher then 110 degrees to prevent scalding. (see photo 4).

Notes:

Comments and conditions above are qualified as the property was vacant and the systems were not under normal use at the time of inspection.

Evidence of active leak at sewer drain lines. Refer To Foundation Page.

7- Electrical

View of main service panel/disconnect located at west side of home. (see photo 1).

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209.834.5447, CA 88888

View of main service panel. Breaker was not labeled. Recommend clearly labeling all breakers. (see photo 2). View of sub panel. Breakers are not labeled. Recommend clearly labeling all breakers. (see photo 3).

Light switch located in master bedroom retreat area was installed upside down. Recommend installing switch right side up. (see photo 4).

Inoperative switch located within dining room. Possible double switch that operates receptacle at southeast corner of room. Recommend further evaluation by licensed Electrician. (see photo 5).

Recommend installing GFCI receptacles to exterior, garage, bathrooms and kitchen. GFCI receptacles should be installed in all areas within 6 feet of a water source. (see photo 6).

Notes:

Recommend sealing around base of switches and receptacle faceplates to allow appropriate insulation.

8- Kitchen & Laundry

Major- View of inside laundry room. Recommend installing washer drain pan with drain leading to exterior and venting system. (see photo 1).

Safety- Inadequate dryer exhaust duct. Recommend replacing flex line with hard straight pipe. (see photo 2).

Safety- Dryer vent filled with debris. Recommend cleaning debris from back draft door to allow damper to open and close

appropriately to prevent rodent and insect intrusion. Dryer vent should be cleaned on a regular basis as general maintenance. (see photo 3).

Safety- 18" clearance present between cook top and exhaust hood, normally hoods require a 24" clearance unless otherwise stated by manufacturer. Recommend checking with manufacturer for appropriate clearance height. (see photo 4).

9- Kitchen & Laundry

Minor staining to wall behind kitchen sink. No apparent leak present at time of inspection. Recommend further evaluation by licensed Pest Inspector. (see photo 5).

Notes:

Exhaust fan to hood over cook top was inoperative at time of inspection. Recommend further evaluation by licensed Appliance Technician for repair.

Several cracks to tile at kitchen counter top.

Laundry hook ups present within garage. If this area is to be utilized for a laundry facility recommend installing appropriate exhaust flue for dryer and 220 receptacle.

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209.834.5447, CA 88888

10- Bathroom

Door knobs to all bathrooms do not have a locking mechanism. Recommend replacing knobs with locking mechanisms. (see photo 1).

Defective bottom right drawer to sink cabinet located within master bathroom. Possible off track, recommend repair or replace. (see photo 2).

Notes:

Toilet tanks in all bathrooms are not secure to base. Recommend securing all toilets.

Broken lock handle to window located in master bathroom.

Recommend removing old caulking at all sinks, toilets, tubs and showers that show deterioration and re-caulk and seal these areas to prevent water intrusion.

11- Interior Rooms

Major- Possible fungus present to closet located in hall bedroom. Sink in garage located at opposite side of this area. Recommend further evaluation by licensed Pest Inspector. (see photo 1).

Broken lock handle to window located within master bedroom. Recommend repair/replace. (see photo 2).

Recommend sealing around base of switches and receptacle faceplates to allow appropriate insulation. (see photo 3). Gaps present to sheet rock corners within closets. Recommend sealing this area to prevent insect intrusion. (see photo 4).

Notes:

Recommend checking CO detector installation manual for appropriate height and appropriate installation.

Recommend changing batteries in all smoke detectors. This should be done on a regular basis and all batteries changed at the same time to ensure adequate operation of each detector.

12- Interior Rooms

Safety- Smoke detector in master bedroom was inoperative at time of inspection. No smoke detector present within hall bedroom. Recommend installing operable smoke detectors to these areas.

Defective lock present to dining room slider door causing difficulty in operation. Recommend repair/replace lock. Recommend checking CO detector installation manual for appropriate height and appropriate installation.

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209.834.5447, CA 88888

The General Home inspection is not an inspection for mold and the inspector specifically disclaims and assumes no responsibility for identifying the presence of mold fungi. Mold fungi are present in all homes and may be present at levels at which sensitive people may react physically to their presence, even at levels at which fungal colonies are not visible, or when fungal colonies are hidden in inaccessible portions of the home.

If you are concerned with mold, the Inspector recommends that you hire a specialist to perform further testing.

13- Garage

Safety- Garage door safety I-Beams are mounted too high. Recommend remounting I-Beams 4-6" center above ground. (see photo 1).

Major- Possible fungus present to wall located in garage behind sink. Recommend further evaluation by licensed Pest Inspector. (see photo 2).

Safety- Breach present to firewall to area above man door leading to interior. Recommend sealing this area with appropriate fire rated material. (see photo 3).

Stains present to garage ceiling. Appears to be previous roof damage. Recommend further evaluation by licensed Roofing Contractor. (see photo 4).

Notes:

Safety Man door leading to interior is a fire rated door. Fire Door self closing mechanism inoperative or not present -Recommend repair or replacement of closing mechanism to allow door to close and latch freely.

14- Attic No attic access.

15- Foundation

Missing and damaged foundation vent screens. Recommend repair/replace missing screens. (see photo 1 & 2).

Major- Possible leak present to hall bedroom bath at shower area. Recommend further evaluation by licensed Pest Inspector and/or Plumber. (see photo 3 & 4).

Major- Unsecured copper service lines within crawl space. Recommend all copper service lines be secured to structure. (see photo 5 & 6).

Safety- Unsecured gas line present within crawl space. Recommend securing gas line. (see photo 7).

Drain line extinguishing within crawl space. Drain line appears to be a possible water softener drain. Should water softener be installed recommend installing appropriate drain line. (see photo 8).

Staining present to sub floor to area located below half bathroom sink and master bath tub/shower. No apparent leak present at time of inspection. Recommend further evaluation by licensed Pest Inspector. (see photo 9 & 10).

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209.834.5447, CA 88888

Major- Views of foundation wall at south side of home. Evidence of efflorescence present. Recommend installing appropriate drainage to exterior area to prevent water intrusion to crawl space. (see photo 11,12 & 13).

16- Foundation

Animal feces present within crawl space around entire foundation walls. Recommend securing any open space leading to crawl space to prevent animal intrusion. (see photo 14).

Views of crawl space. (see photo 15,16,17,18,19,20,21 & 22).

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INSPECTION FOCUS

Roof

Roofs are inspected visually and from an area that does not put either the inspector or the roof at risk. Steep, wet, snow or ice covered roofs are not walked on. Slate, tile or asbestos roofs are not walked

on. Specifics will be in the report.

The type of roof and the condition of the top layer will be reported and commented upon. Valleys and roof penetrations are prone to leaking. Worn, missing, patched or otherwise defective surfaces will be inspected

and reported based upon normal wear and aging.

Roof systems must be ventilated properly. The type and location of the vents will be reported. Defective or blocked vents can cause serious problems.

Flashings provide a water tight seal at roof penetrations (i.e. plumbing, chimneys, flues), which are prone to leaking and should be reinspected annually.

Skylights, like flashings, are prone to leaking and should be reinspected annually.

Chimneys are very susceptible to the elements and usually are not completely visible due to location and height. Spalling of masonry units is a common problem in cold climates. Interior flue linings often are not visible especially if equipped with a cap covering to prevent downdrafts or screening to prevent

sparks. Chimney parging conditions should also be inspected and reported.

Gutters carry rain water off the roof and away from the foundation. Often they become clogged with leaves and other debris, or will develop sags and/or leaks at the joints. Gutters need periodic

maintenance and cleaning.

ROOF COVERINGS VENTS FLASHINGS SKYLIGHTS CHIMNEYS GUTTER SYSTEMS

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Roof appears in serviceable condition, however, recommend that roof be evaluated by licensed roofing contractor. (see photo 1,2,3 & 4).

Inadequate height of three plumbing vent stacks. Recommend extending vent stacks to a minimum height of 6" above flashing. (see photo 5).

Exhaust vent present to roof area directly above dining room. Unknown reason for vent. (see photo 6).

Recommend cleaning gutters to allow adequate water drainage to roof. Cleaning of gutters should be done on an annual basis as general maintenance. (see photo 7).

Possible leak present to rust present to gutter at connection to down spout located on south east corner of home. Recommend repair to allow adequate drainage of roof. (see photo 8).

Gutter separating at middle of structure on south side. Possible leak. Recommend sealing gutter to allow adequate drainage of roof. (see photo 9).

Down spout located at north east side of garage is not in line with drain. Recommend aligning down spout to drain to allow adequate drainage of roof and prevent water settlement near structure. (see photo 10).

Major- Possible rot and deteriorated paint present to siding around chimney. Recommend further evaluation by licensed Pest Inspector. (see photo 11 & 12).

Central Valley Home Inspections

1

2

3

4

ROOF COMMENTS

Recommend evaluation by a Roofing Contractor

Repair / Replace

Gutters Should Be Cleaned Annually Repair / Replace Acceptable Acceptable Acceptable Not Present Marginal Acceptable Marginal Not Present Roof coverings: Ventilation: Flashings: Skylights: Chimneys: Gutter system: INFORMATION Inspection method: Roof covering: First

Main roof age: Other roof age:

Ridge & Gable

Ventilation: Chimney: Chimney flue: Metal

Gutters: Metal Composition

9 10 11 12 13 14 15 16 17 19 Down Spouts Solar Collectors Fiberboard ACTION RECOMMENDED

COMPONENT CONDITION PERSPECTIVE

Walked Entire Roof Composite Shingles 8 1 2 3 4 5 6 7 : :

Roof

Appears Newer Not Applicable

Page 2 of 41

Roof Layer's: ₁₈ Roof Style:Gable

General Info.

Major Concern Maintenance Maintenance

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5 6 7 8 9 10 11

ROOF COMMENTS - Continued

18

Roof

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12

ROOF COMMENTS - Continued

18

Roof

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INSPECTION PHOTOS

R1 VIEW OF ROOF # Roof R2 VIEW OF ROOF # Roof R3 VIEW OF ROOF # Roof R4 VIEW OF ROOF # Roof R5

VENT STACKS TO SHORT

#

Roof R6

UNABLE TO DETERMINE THE USE FOR VENT OVER DINING ROOM

# Roof

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INSPECTION PHOTOS

R7

CLEAN GUTTERS ANNUALLY

#

Roof R8

RUST PRESENT TO DOWN SPOUT

# Roof

R9

GUTTER STARTING TO SEPARATE

#

Roof R10

DOWN SPOUT NOT IN LINE WITH DRAIN

# Roof

R11

POSSIBLE ROT TO SIDING OF CHIMNEY

#

Roof R12

DETERIORATED PAINT TO CHIMNEY

# Roof

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Exterior

The exterior is inspected visually at grade level. The inspector’s evaluation is based on generally accepted building practices and the age of the components.

Exterior trim, eaves, fascias and soffits should be dry and painted to protect it from the elements. Siding should be free of contact with grade and/or trees and shrubs. Moisture conditions that continually affect exterior siding

should be corrected. Caulking and/or flashing should be applied where building materials intersect.

Veneer is porous and can be damaged by water penetration, freezing and subsequent thawing. Bricks, stones, or blocks, and other masonry can be severely damaged and need replacement when moisture is allowed to remain over a period of time. Space between the veneer and the insulating sheathing is required

and is accomplished with the use of “brick ties”. Veneer also requires a proper footing to carry it’s weight. Movement caused by improper ties or footings are detected by the presence of cracks in mortar or waves in walls.

Doors may be wood or insulated metal. Most exterior doors are three feet wide and have three solid hinges, positive air tight weather seals and dead bolt locking capabilities. If a house experiences settling or move-ment within the walls, one of the first noticeable signs will likely be at the doors. If a door sticks it usually

means that the door or door frame is no longer square. If noted in the report, sticking doors should be evaluated for potential settlement problems.

Windows can be single pane, single pane with storm systems, or have double or triple insulated glazings. Styles can be fixed, double hung, casement or sliding. They can be wood or metal and should operate easily

and close securely. Insulated windows may suffer from moisture condensation between panes indicating broken thermo seals, which does not significantly affect its insulating quality.

Exterior hose faucets should be checked for leakage and loose fittings. In colder climates hose faucets should be winterized to avoid freezing damage and garden hoses should be removed.

Either underground or overhead electric cable is provided by a public utility. Service entrance conductors should be encased in protective material to avoid hazards.

All exterior electrical wires and outlets should be weatherproof. Outside circuits (i.e. outlets, switches, fixtures) should be GFCI protected. Underground branch wiring should be appropriately installed.

SIDING VENEER DOORS WINDOWS HOSE FAUCETS ELECTRICAL CABLE ELECTRICAL

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1

2

3

4 Central Valley Home Inspections

EXTERIOR COMMENTS Repair / Replace Repair / Replace Repair / Replace Marginal Marginal Acceptable Acceptable Acceptable Marginal Acceptable Acceptable Major Concern Major Concern Maintenance INFORMATION Siding: Veneer: Doors: Windows: Hose faucets: Electrical cable: Trim/fascias/soffits: Exterior electrical:

Sliding & Single Hung 9 10 11 12 13 14 15

Siding type: Fiberboard Veneer type: Brick Trim/fascias type: Wood

Door type: Insulated Fiberglass & Plastic

:

Window material: Aluminum Electric service cable: Burried

Major- Possible rot present to several siding boards at rear of home. Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 1).

Major- Possible rot present to window trim at south window within master bedroom.

Recommend further evaluation by licensed Pest Inspector. Per Listing Agent, seller is working on repairs from completed pest inspection. (see photo 2).

Major- Exposed wood and possible rot to fascia boards located at north side of structure. Recommend further evaluation by licensed Pest Inspector. (see photo 3).

Possible rot to right side of garage door casing. Recommend further evaluation by licensed Pest Inspector. (see photo 4).

Exposed wood to siding at south side of home. Recommend painting to seal this area and prevent water or insect intrusion. (see photo 5).

Exposed wood present to window sill at kitchen room window. Recommend painting this area to prevent water intrusion and damage to wood. (see photo 6).

Gap present where siding meets at west side of home, missing trim piece. Recommend replacing trim and sealing to prevent water and insect intrusion. (see photo 7).

Major- Seal gaps or cracks in walls and around doors and windows where moisture may penetrate with an appropriate sealant or paint. (see photo 8).

16 8 1 2 3 4 5 6 7

Exterior

Inspect Before You Buy, Order Today., 209.834.5447, CA 88888-Happy Buyer Page 7 of 41 Window Type

ACTION RECOMMENDED

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5 6 7 8 9 10 11 Central Valley Home Inspections

Deteriorated paint to trim around windows. Recommend painting this area to prevent water intrusion and damage to trim. (see photo 9).

Siding located at west side of home is not secured. Recommend securing siding and sealing gaps to prevent water and insect intrusion. Per Listing Agent, seller is in process of this repair. (see photo 10).

Gaps present to areas around structure where piping enters exterior wall. Recommend sealing all gaps to prevent water and insect intrusion. (see photo 11).

Notes:

Faucet located at north side of patio is not secured. Recommend securing faucet. 16

Exterior

EXTERIOR COMMENTS - Continued

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INSPECTION PHOTOS

EX1 POSSIBLE ROT # Exterior EX2 POSSIBLE ROT # Exterior EX3

POSSIBLE ROT / EXPOSED WOOD NORTH WEST CORNER OF HOME # Exterior EX4 POSSIBLE ROT # Exterior EX5 EXPOSED WOOD # Exterior EX6 EXPOSED WOOD # Exterior

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INSPECTION PHOTOS

EX7

MISSING TRIM

#

Exterior EX8

GAPS BETWEEN TRIM & WINDOWS

# Exterior EX9 DETERIORATED PAINT # Exterior EX10

SEAL CORNERS OF SIDING

# Exterior

EX11

GAP BETWEEN WATER PIPE AND SIDING

# Exterior

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Grounds & Drainage

Inspection of the exterior grounds and drainage is visual and intended to determine if the grading is properly carrying surface water away from the foundation. It is based on normal weather conditions at the time of the inspection. Inspectors do not perform a soil analysis or evaluate homes based on

geological conditions.

Ideally, water should flow away from a property in all directions at a rate of one inch per foot for at least six feet. Grading should not slope toward the property and surface water should be channeled to the

lowest part of the property away from the structure to prevent ponding of water next to the structure. Provisions should be made for discharging run-off from the guttering system.

Inspectors observe trees and shrubs to see if they affect the property. The physical condition of the trees and shrubs themselves is not evaluated. Trees and shrubs should not be touching the roof, siding or the

electrical service entrance cables

Walks and steps are inspected for tripping hazards. Walks and steps may be uneven or may settle and should be reported.

Patios and porches are inspected for movement and how they are attached to the property. Signs of settling, warping, or rot may occur, especially where they connect to the property

Driveways may settle, crack, or deteriorate and should be reported.

Retaining walls support and hold earth in place for landscaping purposes. Evidence of movement is to be reported. Proper drainage and lateral support measures should be incorporated into the construction of

retaining walls and should be reported when these conditions are not present.

DRAINAGE

TREES & SHRUBS

WALKS & STEPS

PATIO / PORCH

DRIVEWAY

RETAINING WALLS

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Central Valley Home Inspections 1 2 3 4 Defective Acceptable Acceptable Acceptable Acceptable Not Applicable Acceptable Defective Major Concern Maintenance Minor Concern Repair / Replace

Trim tree branches & shrubs minimum of 6" from structure

Repair / Replace

INFORMATION

Drainage: Trees & shrubs: Walks & Steps: Porch/Deck: Driveway:

GROUNDS & DRAINAGE COMMENTS

Retaining walls:

9

11

Walks & Steps: Patio: Porch Driveway: Retaining walls: Concrete Concrete Concrete Concrete

Major- The soil slopes towards the house at south side of home. Grade the soil around the foundation so that it slopes a minimum of 6 inches per 10 feet away from the house to minimize moister around foundation. (see photo 1 & 2).

Drain lines filled with debris. Recommend clearing debris from drain line to allow adequate drainage of yard. (see photo 3).

Maintain tree branches and shrubs minimum of 6 inch clearance to avoid contact with the structure and prevent damage to the property. (see photo 4).

Deteriorated gate present to north side of patio, possible rot present. Recommend further evaluation by licensed Pest Inspector. Per Seller's Agent seller in process of this repair.

Notes:

We are unable to verify that the underground drains are operating properly. They can become clogged with debris over time, and they often require cleaning or repairs.

Irrigation systems, and their associated equipment are not inspected. We recommend evaluation by an appropriate service company.

Tree & shrub condition pertains only to how they affect the building at the time of the inspection and does not refer to the physical condition of the trees & shrubs themselves.

14

Sewer Clean Out

Location: Front Location 10 12 13 Side 8 1 2 3 4 5 6 7 : :

Grounds & Drainage

Not Applicable

17

Chain Link 15

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Fence & Gates

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GROUNDS & DRAINAGE COMMENTS - Continued

Grounds & Drainage

17

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INSPECTION PHOTOS

GD1

GRADE AREA AROUND HOME TO MOVE WATER AWAY FROM FOUNDATION

#

Grounds & Drainage GD2

GRADE AREA AROUND HOME TO MOVE WATER AWAY FROM FOUNDATION

# Grounds & Drainage

GD3

KEEP DRAINS CLEAR FROM DEBRIS

#

Grounds & Drainage GD4

OVERGROWN TREES/SHRUBS

GD5

POSSIBLE ROT AT SIDE GATE

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Heating & Cooling Systems

Heating and cooling inspections are visual. Weather permitting, we will operate both the heating and A/C units in their respective modes. We will use normal controls and evaluate how well the system is performing its intended function.

A/C units are not operated when outdoor temperatures are below 60 degrees, since damage may result and compressor warranties may become void. A properly operating unit delivers cool air across the coil.

The heating unit may not be tested at this time if temperature conditions do not allow the system to be operated normally (i.e. during warm weather months we will not operate the heating system). Systems are not dismantled.

The system type (i.e. forced air, hydronic, convective) and fuel type (i.e. gas, oil, electric) will be reported.

Exhaust systems are inspected to determine if combustion gases are properly vented to the outdoor atmosphere. Separated or rusted vent pipes and/or negative slope are potentially dangerous.

Conditioned air should be present in all interior rooms. Rooms without conditioned air sources should be reported. Balancing of conditioned air is beyond the scope of the inspection.

If the system has a fuel storage tank, it should be reported. If the tank has been abandoned, any evidence of its presence should be reported. Abandoned tanks should be removed. Fuel lines will be

defined as gas or oil and reported.

The view of a heat exchanger is often concealed by design. A complete evaluation can only be achieved by dismantling the unit, which is beyond the scope of this inspection.

Humidifiers require constant maintenance and often become covered by lime deposits which can cause them to become inoperable within short periods of time.

A clean filter is helpful for proper operation of heating units. Dirty filters cause poor circulation, waste energy, can be unhealthy and should be cleaned/replaced often.

FILTER HUMIDIFIER HEAT EXCHANGER

FUEL STORAGE TANK / FUEL LINES DISTRIBUTION

EXHAUST SYSTEM HEATING OPERATION

A/C OPERATION

(27)

Central Valley Home Inspections INFORMATION A/C operation: Heating operation: Exhaust system: Distribution:

HEATING & COOLING COMMENTS

11

12 A/C Types:

Heating Fuels: Distribution:

Filter:

Electric Central Air Central

Unknown

Unknown A/C age:

Heating Types: Heating Ages: 13 14 15 Gas 23 Duct Work Filter: 18 Not Visible

View of A/C unit located on east side of home. (see photo 1).

View of furnace located in the attic. (see photo 2).

View of temperature of furnace at time of inspections. Furnace was running at appropriate capacity at time of inspection. (see photo 3).

Major- Inadequate clearance between HVAC ducts and ground. HVAC ducts should have a minimum of 4" clearance between ground and duct. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 4 & 5).

Major- HVAC condensation line located within crawl space had a negative flow, condensation line was looped and leaking at time of inspection. Recommend further evaluation by licensed HVAC Technician for repair. (see photo 6).

Notes:

A/C was operating at appropriate capacity at time of inspection.

The furnace heat exchanger is not fully visible for inspection. It should be evaluated periodically by a professional heating contractor.

Thermostat was located in dining room. Acceptable Acceptable Not Applicable Acceptable Marginal Acceptable Acceptable Not Visible Not Visible

See Comments Below See Comments Below

Repair

Located At Dining Room See Comments Below Replace Each Month

General Info. General Info. Minor Concern General Info. General Info. General Info. Carrier years System back-up: 8 9 10 1 2 3 4 5 6 7 22 19 24 20

Heating & Cooling

21

1 1

# Heating Units: # Cooling Units:

A/C Source

1

2

3

4 Meter & Unit

Gas Shutoff Location:

16 17 Thermostat Gas Piping Heat Exchanger : : : : Coleman Heat Source Fiberglass

Duct Insulation Type:

(28)

5

HEATING & COOLING COMMENTS - Continued

24

Heating & Cooling

Recommend replacing filter. Filter replacement should be completed as directed on the filter as general maintenance.

Recommend having the HVAC system, including the cabinet, burners, blower and filter cleaned and adjusted on an appropriate schedule. You can determine what constitutes an appropriate schedule by consulting with a qualified heating contractor.

(29)

INSPECTION PHOTOS

HC1

A/C UNIT LOCATED ON NORTH EAST SIDE OF HOME

#

HVAC HC2

FURNACE LOCATED IN LAUNDRY ROOM CLOSET

# HVAC

HC3

FURNACE TEMPERATURE AT TIME OF INSPECTION

#

HVAC HC4

AIR DUCT LYING ON GROUND

# HVAC

HC5

AIR DUCT LYING ON GROUND

#

HVAC HC6

A/C CONDENSATION LINE HAS LOOP AND IS LEAKING AT CONNECTION TO HVAC UNIT

# HVAC

(30)

Plumbing

Plumbing inspections are visual and operational. Inspectors operate normal controls and put the system through a normal cycle.

Supply pipes, especially galvanized, can become clogged with mineral deposits, which restrict functional water flow. If air gets trapped in the lines, the pipes can make a knocking sound, known as water hammer. Electrolysis, which

occurs from the mixing of ferrous and non-ferrous metals, can cause leaks.

Waste pipe inspections are limited to the visible portions of the drain system. Inspectors run water through the system for a minimum of 30 minutes and look for any indication of leaks, defective drainage or venting.

Functional water flow is based on at least three gallons per minute flow of water from the highest fixture when at least one other fixture is operated simultaneously.

Functional waste drainage is based on the free flow of water, without backing up, at all drains after at least 30 minutes of water entering into the system.

Well inspections are limited to the accessible above-ground components. Pressure tanks that are water logged will cause the pump to wear out quickly and should be reported. Wells should deliver adequate pressure at all times.

Water samples of the site should be taken to an approved laboratory to test potability.

Inspections of septic systems are very limited. After water is run into the system for at least 30 minutes a dye is introduced. A visual inspection of the leach field is made by walking the field looking for evidence of an effluent

breakout, leaching or failure.

Water heaters are inspected visually for proper installation and ability to provide adequate hot water. All water heaters must have a temperature pressure relief valve with a properly installed extension discharge pipe.

SUPPLY PIPES

WASTE / VENT PIPES

FUNCTIONAL WATER FLOW

FUNCTIONAL WASTE DRAIN

WELL SYSTEM

SEPTIC SYSTEM

WATER HEATER / TEMPERATURE PRESSURE RELEASE (TPR) VALVE

(31)

1

2

3

INFORMATION Plastic Supply pipes: Waste/vent pipes: Well system: Septic system: PLUMBING COMMENTS Water heater: 9 10 11 12 13 Water supply represented as: Waste system represented as: Supply pipes: Well location: Funct’l water flow:

TPR Valve: Public Public Combined Materials 14 Water Heater Mfr.: 15 _{Septic location:} Unknown

Water Heater Gallons: Unknown Age: Water Heater Fuel: Gas

View of main water shut off valve located at front faucet. (see photo 1).

View of main gas shut off valve located at west side of home. (see photo 2).

View of water heater located in garage. (see photo 3).

Safety- View of water temperature at time of inspection. Water heater temperature set to high. Recommend setting temperature no higher then 110 degrees to prevent scalding. (see photo 4).

Notes:

Comments and conditions above are qualified as the property was vacant and the systems were not under normal use at the time of inspection.

Evidence of active leak at sewer drain lines. Refer To Foundation Page. 20 Marginal Marginal Acceptable Acceptable Not Applicable Not Applicable Marginal Acceptable Repair / Replace

Refer To Foundation Page

See Comments Below

Minor Concern

Major Concern

Safety Hazard Funct’l waste drain:

Not Applicable Not Applicable 8 1 2 3 4 5 6 7 16 17 18 Unknown

Plumbing

years

Inspect Before You Buy, Order Today., 209.834.5447, CA 88888-Happy Buyer Water Shutoff

Location: Curb

Within Crawl Space & Walls

Pipe insulation type:

19

Page 17 of 41

:

Waste/Vent Pipes

(32)

INSPECTION PHOTOS

P1

MAIN WATER SHUT OFF VALVE

#

Plumbing P2

MAIN GAS SHUT OFF VALVE

# Plumbing

P3

WATER HEATER LOCATED IN EXTERIOR CLOSET TOP STRAP IS MOUNTED TO HIGH

#

Plumbing P4

HOT WATER TEMPERATURE AT TIME OF INSPECTION

# Plumbing

(33)

Electrical

Electrical inspections are visual and operational. Inspectors operate all normal switches, test a representative number of outlets and observe visible lines.

Location, type(s) of over-current protection devices and rating(s) of the main service panel(s) are reported. Inspectors remove cover panels so the main service panel wiring can be inspected. Present day systems

should be a minimum of 100 amps. Systems should be inspected for double tapping, loose and bare wiring, aluminum branch wiring and wiring compatibility with

over-current protection devices.

The type and location of the grounding system should be inspected and reported. Undetermined or inadequate grounding should be reported.

Newer homes require ground fault circuit interrupters. These safety devices are required in areas where water may be present, such as kitchens, bathrooms, exterior regions, garages, and basements. Older homes should consider updating an electrical system with these devices.

The rating of the main service wire conductor, main over-current device and the main service panel should be compatible and used to help determine the amperage rating of the electrical service.

Wiring beyond the main service panel box is examined for compatibility, proper over-current protection, and improper wiring conditions.

HOUSEHOLD WIRING AMPERAGE

GFCI GROUND WIRING AT MAIN BOX

(34)

1

2

3

INFORMATION 1 @ 200

Ground fault protection at: Wiring at main box:

Ground: GFCI: Amperage: Wiring:

Branch circuit wiring: Grounding: Amps:

Volts:

Main box type: Wiring type: 9 10 12 15 16 18 120/240

North Side of Home

Copper

Exterior Ground Rod

Breakers Romex

Main box location:

View of main service panel/disconnect located at west side of home. (see photo 1).

View of main service panel. Breaker was not labeled. Recommend clearly labeling all breakers. (see photo 2).

View of sub panel. Breakers are not labeled. Recommend clearly labeling all breakers. (see photo 3).

Light switch located in master bedroom retreat area was installed upside down. Recommend installing switch right side up. (see photo 4).

Inoperative switch located within dining room. Possible double switch that operates receptacle at southeast corner of room. Recommend further evaluation by licensed Electrician. (see photo 5).

Recommend installing GFCI receptacles to exterior, garage, bathrooms and kitchen. GFCI receptacles should be installed in all areas within 6 feet of a water source. (see photo 6).

Notes:

Recommend sealing around base of switches and receptacle faceplates to allow appropriate insulation. 19 Acceptable Acceptable Marginal Acceptable Acceptable Acceptable Defective Acceptable

Recommend Installing GFCI Receptacles

Located At North Patio Repair / Replace

General Info.

Minor Concern Sub Panel

ELECTRICAL SYSTEM COMMENTS

Main service conductor:

11

Aluminum

Garage,Exterior & Baths 17 8 1 2 3 4 5 6 7 : : : 13

Electrical System

North Side of Home

Main Disconnect:

14

Page 19 of 41 Switches

Receptacles

(35)

5

19

ELECTRICAL SYSTEM COMMENTS - Continued

Electrical System

(36)

INSPECTION PHOTOS

EL1

SERVICE PANEL / DISCONNECT

#

Electrical EL2

BREAKER NOT LABELED

# Electrical

EL3

DETERIORATED LABEL TO BREAKERS AT SUB PANEL

#

SWITCH IS UP SIDE DOWN

# Electrical

EL5

INOPERATIVE SWITCH AT DINING ROOM

#

RECOMMEND INSTALLING GFCI PROTECTED RECEPTACLES IN KITCHEN

# Electrical

(37)

Kitchen & Laundry

Kitchen and laundry inspections are visual and operational.

Kitchen and laundry walls, ceilings & floors are inspected based on normal building practices for homes of similar age and construction and exclude cosmetic items. Cracks in walls are very common in most

homes. Most small cracks usually indicate minor movement. These cracks are typically not serious and are even considered to be normal as the house gets older. Larger cracks may indicate ongoing

movement and if noted in the report, further evaluation by a structural engineer is warranted. Squeaking floors in a house are generally the result of aging materials in the floor and minor stresses that are common as the house gets older. Unless otherwise noted in the report,

these should be considered a minor item only.

Interior portions of doors and windows are inspected for proper ventilation, use as emergency exits, and ease of operation. If a house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a door sticks, it usually means that the door or

door frame is no longer square. If noted in the report, sticking doors should be evaluated for potential settlement problems.

The presence of conditioned air sources to the kitchen and laundry are noted.

Kitchen and laundry sinks should be inspected for proper installation and operation. Plumbing systems should be free of leaks and drain and vent properly. Kitchen and laundry shelves and cabinets are inspected for acceptable operation.

Built-in appliances will be operated and reported.

The location of the laundry room will be reported. This section of the report will be completed in the same manner as the kitchen portion.

Dryer vents should be vented to the exterior. They should not terminate in the crawl space, garage or attic. The condition of the dryer electrical service should be reported.

DRYER VENTS / DRYER SERVICE LAUNDRY

APPLIANCES (BUILT-IN) SINK PLUMBING HEATING & COOLING

DOORS & WINDOWS WALLS / CEILINGS / FLOORS

CABINETS / SHELVES

(38)

1

Acceptable Acceptable Acceptable Acceptable Marginal Walls/ceiling/floor:

Doors & windows: Heating & cooling: Cabinets/shelves: Sink plumbing: Disposal: APPLIANCES Range/oven: Dishwasher: Exhaust fan: Microwave: LAUNDRY Walls/ceiling/floor: Doors & windows:

Dryer service: Washer plumbing: Sink plumbing: Cabinets/shelves: Heating & cooling: Dryer vent: Vent Screen

Gas Line

Major- View of inside laundry room. Recommend installing washer drain pan with drain leading to exterior and venting system. (see photo 1).

Safety- Inadequate dryer exhaust duct. Recommend replacing flex line with hard straight pipe. (see photo 2).

Safety- Dryer vent filled with debris. Recommend cleaning debris from back draft door to allow damper to open and close appropriately to prevent rodent and insect intrusion. Dryer vent should be cleaned on a regular basis as general maintenance. (see photo 3).

Safety- 18" clearance present between cook top and exhaust hood, normally hoods require a 24" clearance unless otherwise stated by manufacturer. Recommend checking with

manufacturer for appropriate clearance height. (see photo 4). Electric

Electric

General Info.

Safety Hazard

Refrigerator Temp 33, Freezer Temp -6 Repair / Replace Repair / Replace Acceptable Acceptable Acceptable Defective Acceptable Acceptable Acceptable Acceptable General Info. Safety Hazard Major Concern Acceptable Acceptable Acceptable Acceptable Acceptable Not Present Defective Not Present Not Present Acceptable Minor Concern Located In Garage Repair / Replace

Install Drain Pan & Drain Line To Exterior KITCHEN Gas or electric? : : : : Gas or electric?

Kitchen & Laundry

KITCHEN AND LAUNDRY COMMENTS 8 1 2 3 4 5 6 7 9 10 12 11 13 14 15 17 16 18 19 21 20 22 23 24 25 26

Inspect Before You Buy, Order Today., 209.834.5447, CA 88888-Happy Buyer Page 22 of 41 Refrigerator:

Lights

Drain Pan

(39)

3

4

Minor staining to wall behind kitchen sink. No apparent leak present at time of inspection. Recommend further evaluation by licensed Pest Inspector. (see photo 5).

Notes:

Exhaust fan to hood over cook top was inoperative at time of inspection. Recommend further evaluation by licensed Appliance Technician for repair.

Several cracks to tile at kitchen counter top.

Laundry hook ups present within garage. If this area is to be utilized for a laundry facility recommend installing appropriate exhaust flue for dryer and 220 receptacle.

Kitchen & Laundry

KITCHEN AND LAUNDRY COMMENTS - Continued

26

(40)

INSPECTION PHOTOS

K1

NO DRAIN PAN IN LAUNDRY ROOM / NO EXHAUST VENT WITHIN LAUNDRY ROOM

#

Kitchen & Laundry K2

INADEQUATE DRYER VENT/SERVICE LINES NOT SECURE TO STRUCTURE/WET CRAWL SPACE

# Kitchen & Laundry

K3

DEBRIS IN DRY VENT

#

Kitchen & Laundry K4

CHECK MANUFACTURE FOR ADEQUATE CLEARANCE FOR HOOD OVER THE STOVE TOP

K5

POSSIBLE WATER INTRUSION

(41)

Bathrooms

Bathroom inspections are visual and operational. Inspectors operate plumbing fixtures to determine the presence of leaks and look for water damage.

Bathroom walls, ceilings & floors are inspected based on normal building practices for homes of similar age and construction and exclude cosmetic items. Cracks in the walls are very common in most homes. Most small cracks usually indicate minor movement. These cracks are typically not serious and are even considered to be normal as the house gets older. Larger cracks may indicate ongoing movement and,

if noted in the report, further evaluation by a structural engineer is warranted. Squeaking floors in a house are generally the result of aging materials in the floor and minor stresses that are common as the

house gets older. Unless otherwise noted in the report, these should be considered a minor item only.

Interior portions of the doors and windows are inspected for proper ventilation, use as emergency exit, and ease of operation. If a house experiences settling or movement within the walls, one of the first noticeable

signs will likely be at the doors. If a door sticks it usually means that the door or door frame is no longer square. If noted in the report, sticking doors should be evaluated for potential settlement problems.

The presence of conditioned air sources to the bathrooms and their condition is reported.

Bathroom shelves, cabinets and counters are inspected for acceptable operation.

Inspection of the exhaust vent systems should detect whether or not venting extends to the outdoor atmosphere. Systems that recirculate indoors should be corrected as excessive

moisture build-up from high humidity conditions may lead to water related damage.

Bathroom plumbing systems are inspected for leaks which may affect shower, tub and sink surroundings. Inspectors examine and look for evidence of leaks at the junction of walls

and floors that intersect with these units.

The number of associated bathrooms will be reported.

BATHROOMS INSPECTED SINKS / TOILETS / TUBS / SHOWERS

VENTS

CABINETS / SHELVES / COUNTERS HEATING & COOLING

(42)

1

Walls, ceiling, floor: Doors & windows: Heating & cooling: Cabinets & counter: Vents: Sinks: BATHROOM COMMENTS Toilets: 11 BATHROOMS INSPECTED Tubs: Showers:

# of Half baths: 12 # of Full baths:

14

1 2

Door knobs to all bathrooms do not have a locking mechanism. Recommend replacing knobs with locking mechanisms. (see photo 1).

Defective bottom right drawer to sink cabinet located within master bathroom. Possible off track, recommend repair or replace. (see photo 2).

Notes:

Toilet tanks in all bathrooms are not secure to base. Recommend securing all toilets.

Broken lock handle to window located in master bathroom.

Recommend removing old caulking at all sinks, toilets, tubs and showers that show deterioration and re-caulk and seal these areas to prevent water intrusion.

GFCI Acceptable Marginal Acceptable Acceptable Acceptable Acceptable Marginal Acceptable Acceptable Acceptable Minor Concern Maintenance General Info. Repair / Replace Repair

Reset Located In Garage 8 1 2 3 4 5 6 7 9 10 :

Bathrooms

# of 3/4 baths:

13 0

(43)

INSPECTION PHOTOS

B1

NO LOCKS ON BATHROOM DOORS

#

Bathroom B2

DEFECTIVE DRAWER

# Bathroom

(44)

Interior Rooms

Interior room inspections are conducted visually. Inspectors examine and base findings on homes of similar construction and age.

Interior walls, ceilings & floors are inspected based on normal building practices for homes of similar age and construction and exclude cosmetic items. Cracks in walls are very common in most homes. Most small cracks

usually indicate minor movement. These cracks are typically not serious and are even considered to be normal as the house gets older. Larger cracks may indicate ongoing movement and, if noted in the

report, further evaluation by a structural engineer is warranted.

Interior portions of the doors and windows are inspected for proper ventilation, use as emergency exits, and ease of operation. If a house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a door sticks it usually means that the door or door frame is no longer square.

If noted in the report, sticking doors should be evaluated for potential settlement problems.

The presence of conditioned air sources to the interior rooms and their condition is reported.

Interior room cabinets, shelves and counters are inspected for acceptable operation.

Wet bars are inspected for proper installation of plumbing components, should be free of leaks, and drain and vent properly.

Fireplaces are checked for proper installation. We do not operate these units. We visually inspect them for signs of improper installation such as evidence of downdrafts, creosote in the throat or flue area,

loose or missing dampers, and/or loose, missing or damaged fire box material. Flue interiors are not inspected. Please consult a professional chimney sweep.

The presence of smoke detectors are reported and should be located on each floor, and at/or near the bedroom sections of the home.

Railing and stair systems are inspected for safety. Proper railing installation and consistent stair riser and tread dimensions are necessary for safety.

STAIRS / BALCONIES / RAILS SMOKE DETECTORS FIREPLACE / WOODSTOVE

WET BAR

CABINETS / SHELVES / COUNTERS HEATING & COOLING

Inspection Report. "Even small homes, could have big problems"