HOME INSPECTION REPORT

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1 HOME INSPECTION REPORT Prepared For Exclusive Use By John and Kathy Pressman For The Property Located At 1250 Primbrook Drive, San Diego, CA This inspection report is the narrative counterpart to the on-site checklist inspection report prepared at the time of the inspection, and is based upon the results of that on-site inspection report. It does not supersede the on-site inspection report but rather, complements it. Additional comments regarding deficiencies may be found in this report, including additional recommendations for further evaluation of a reported defect (which we urge you to follow up on). In the event of a conflict between the two reports as to findings and/or recommendations, or should you have any questions about the inspection results, please contact our office as soon as possible after the inspection - our inspector will be happy to explain or clarify the results of the inspection at your convenience. NOTICE: The acceptance of this report by Client(s) acknowledge(s) the Client's consent to be bound by all terms and conditions of the Inspection Agreement, specifically but not limited to, the scope of the inspection and the consequences of failing to follow any recommendation for further evaluation Willowgrove Avenue, Suite D, Santee, California Phone: Toll: Fax:

2 TABLE OF CONTENTS GENERAL INFORMATION / KEY WORDS USED IN REPORT 3 HOME INSPECTION REPORT 4 GROUNDS & BUILDING EXTERIOR 4 FOUNDATION 7 ROOF 8 ATTIC 9 GARAGE (OR PARKING STRUCTURE) 11 LAUNDRY 12 PLUMBING 13 ELECTRICAL 14 HEATING & COOLING 15 FIREPLACE(S) 16 INTERIOR ROOMS 17 BEDROOMS - 1ST FLOOR 20 BEDROOMS - 2ND FLOOR 21 BATHROOMS - 1ST FLOOR 22 BATHROOMS - 2ND FLOOR 23 POOL AND SPA 25 SUMMARY INSPECTION REPORT 27 Countywide Home Inspections page 2

3 GENERAL INFORMATION Property Address: Property City: Property State: 1250 Primbrook Drive San Diego CA Inspection Date: Inspection Start Time: 09:00:00 AM Inspection End Time: 12:00:00 PM Inspection Weather: Clear Inspection Temperature: 75 degrees Inspector's Name: John Hastey Client's Name: John and Kathy Pressman Inspection Fee: $350.0 Property Configuration: Property Furnished Status: Property Lot Type: Single Family Furnished/Occupied Minor Slope Persons Present: Buyer, Buyer's Agent, Seller, Seller's Agent DEFINITION OF KEY WORDS USED IN THIS REPORT DEFICIENT: A system or component marked "DEFICIENT" means it failed to perform or function as intended or that it is in a sub-standard condition. "DEFICIENT" may also signify a safety concern or, in some cases, that something could not be fully inspected. A "DEFICIENT" finding constitutes our recommendation to have the system or component evaluated by a competent and qualified contractor or specialist prior to close of escrow to ascertain repair options and costs (a process that may lead to discovery of a material defect). INFORMATIONAL: Provides information as to the configuration or composition of a system or component (e.g. type of roof, size of water heater, etc). SATISFACTORY: Indicates component or system is functioning as intended (sometimes stated as "functional"). It does not necessarily mean that the item is in good condition Äì only that no serious deficiency has been observed that prevents the system or component from performing as intended. NOT INSPECTED: The system or component was not inspected (or only a partial or limited inspection was performed). Since your inspector is not responsible for deficiencies that may exist as to areas, systems or components that we did not inspect, additional inspection(s) of such areas by others is recommended. Countywide Home Inspections page 3

4 GROUNDS & BUILDING EXTERIOR Our inspection of the exterior includes the outside of the structure as well as improvements made to the grounds surrounding the structure. The following are outside the scope of the inspection: * surface drainage beyond 5 feet from the foundation * soil conditions, site drainage, geological stability * irrigation systems & landscape lighting systems * condition of detached buildings (e.g., sheds) * security alarm and intercom systems * propane tanks and related components * surface and underground drains * components subject to recalls * mechanically controlled gates * ponds, statutes, fountains, and patio heaters * moving any personal item, equipment, plant life, soil, or debris that is obstructing access or visibility * reporting of cosmetic deficiencies GROUNDS Driveway INFORMATIONAL: Hairline cracks in driveway. With few exceptions cracking of this nature is due to minor settlement and/or common shrinkage cracks SATISFACTORY: The driveway appears to be in satisfactory condition. Walkways / Steps / Porch INFORMATIONAL: The walkways are functional but have some minor hairline cracks that are more likely than not to be caused by benign conditions (e.g. normal shrinkage cracking - minor settlement). Fencing and Gating SATISFACTORY: The visible fencing appears to be in satisfactory condition DEFICIENT: The gate is rubbing against the ground when opened. Recommend hinge adjustment to correct this condition. Location: Left side. Retaining and Yard Walls DEFICIENT: A retaining wall has a crack that is up to 1/8" in width. This may due to age, minor settlement or improper construction. Since it s not possible for the inspector to determine the cause of the cracking, you may want to consult a retaining wall specialist to rule out any structurally significant causes of this cracking. Location: Rear side. Visual Grade INFORMATIONAL: In general terms, the grade of this property can best be described as follows: minor slope DEFICIENT: There are signs of poor drainage at the perimeter of the structure (e.g. water stains on concrete). We recommend correction of these conditions as inadequate drainage can lead to moisture intrusion, mold growth and damage to the foundation. Locations: Left Side and Rear patio area. Countywide Home Inspections page 4

5 1.9 - DEFICIENT: There are two planters that are located adjacent to the structure. These planters can trap and pond water which can cause moisture intrusion, mold growth, damage to the foundation and/or settlement. Recommend water proofing, reducing irrigation or replacing existing vegetation with drought tolerant plants. Locations: Left and Right side. BUILDING EXTERIOR Exterior Siding and Walls INFORMATIONAL: There are hairline cracks in the stucco finish that are considered commonplace and not a cause for concern DEFICIENT: There are areas of the structure that are being sprayed upon by the sprinklers. The sprinkler spray needs to be redirected away from the structure as this condition can allow moisture to enter the structure and cause mold growth and/or wood framing damage. Location: the Front side near the entrance DEFICIENT: Some portions of the weep screed are rusted. The weep screed is a built-in horizontal metal flashing along the base of the stucco wall that impedes moisture from accumulating and reaching the interior of the wall. Although inspectors routinely come across this deficiency, it can have an adverse impact on the foundation components if the rusted weep screed is unable to perform its function. Location: Front side. Gutters / Fascia-Eaves INFORMATIONAL: The structure was found to have gutters installed at the roof's drip edges DEFICIENT: There is a downspout that discharges roof runoff water too close to the foundation. It is important to keep water away from the foundation and walls in order to prevent moisture intrusion and damage to the home's foundation and surrounding components. Location: Left Front side. Countywide Home Inspections page 5

6 DEFICIENT: There is a downspout that needs to be reconnected or secured to the building. Because poor site drainage can damage the structure and foundation, proper functioning of downspouts is recommended to ensure a complete system for drainage of rainwater away from the structure. Location: Right side DEFICIENT: Some wood damage of the eaves of the structure has been found indicating wood decay or rot, a weather/age related condition or termite damage. Location: the Right side. Recommend termite inspection to confirm and to determine any repair costs. Chimney Exterior DEFICIENT: No spark arrestor is installed on the chimney(s). Although it may not have been a requirement at the time the home was constructed, we recommend having a spark arrestor installed at the top of the chimney for fire safety. Exterior Electrical SATISFACTORY: The accessible exterior electrical components were found to be in satisfactory condition. Exterior Waste / Drain Lines SATISFACTORY: The visually accessible portions of the exterior waste or drain lines were found to be in satisfactory condition. Patio (Open or Covered) SATISFACTORY: The visible portions of the patio appear to be in satisfactory condition. Decks and Balconies DEFICIENT: The inspector found wood rot and damage at some sections of the exterior wood deck. Further evaluation of the entire deck is recommended to determine whether unreported (unobservable) wood rot, decay, etc. extends to other areas of the deck. Location: Right side. We recommend evaluation by a qualified termite inspector. Countywide Home Inspections page 6

7 FOUNDATION Inspection of the foundation includes identifying the type of foundation and flagging structural deficiencies with the foundation. Where applicable, this includes inspection of foundation area components (e.g., crawl space framing, plumbing, electrical, ducts). The following are outside the scope of the inspection:* removal of any floor coverings; change in floor elevation from one room to the next * termite or rodent infestation * entry of inaccessible crawl space areas * investigating for presence of mold, radon, asbestos, lead or any environmental hazard * evaluating sufficiency of existing crawl space ventilation * evaluating sump pumps * crawl space water/gas valves RAISED FOUNDATION General Sub-Floor Findings DEFICIENT: Some efflorescence was observed on the surface of the stem wall. Efflorescence is a white powder which forms on concrete surfaces when exposed to moisture. Although commonly found, this condition can eventually deteriorate the concrete foundation wall(s) in some cases. Further evaluation by a foundation contractor is warranted to rule out any moisture intrusion issues. Wood Framing and Supports INFORMATIONAL: The inspector confirmed that the framing sill plates were bolted to the foundation concrete stem walls DEFICIENT: The wood posts supporting the sub-floor framing are not strapped to the support beams. This may not have been required at the time the house was constructed. We recommend these posts be properly strapped to increase stability and help reduce damage in the event of an earthquake. Plumbing & Ducts in Crawl Space DEFICIENT: The inspector found a plumbing leak in the ABS drain line in the crawl space. As an additional recommendation, you may want to inquire of the seller as to the history of leaks and repairs. Electrical in Crawl Space SATISFACTORY: The inspector found the visible crawl space electrical wiring to be in satisfactory condition. Countywide Home Inspections page 7

8 ROOF Our inspection of the roof identifies the roof type and materials, and any visually apparent defects with the roof components (e.g., flashings, drainage skylights, chimney(s), roof penetrations). The following are outside the scope of the inspection:* walking on a roof that is dangerous (too steep/high) or which will cause damage (tiles) * whether roof is free of leaks * testing of gutters and downspouts * probing for termite damage * solar heating & electrical systems * antennas and lightening arrestors. Note: a further roof evaluation by a licensed roofing contractor is recommended in the any of the following cases: (i) a roof deficiency is noted; (ii) the roof inspection is from the ground or from a ladder (consequently, a limited inspection) and/or (iii) if you wish to rule out any possibility of a roof leak (which our visual inspection is unable to accomplish) ROOF - PRIMARY STRUCTURE INFORMATIONAL: The primary structure has a sloped (pitched) roof INFORMATIONAL: The sloped (aka "pitched") roof portion of the residence is comprised of tiles (clay). Sloped (Pitched) Roof Inspection Results DEFICIENT: The inspector found 3 broken tiles on the roof. The roof should be further evaluated as cracked/broken tiles may increase the roof's susceptibility to leaks. Location: Left side DEFICIENT: The inspector observed a missing tile on the roof. Further evaluation of the roof is warranted as loose or missing tiles may increase the roof's susceptibility to leaks. Location: the Front side. Flashings Skylights SATISFACTORY: The roof flashing, where visually accessible, appears to be in satisfactory condition DEFICIENT: The inspector found the skylight to have been installed in a sub-standard manner. Skylights that fail to conform to construction standards enhance the likelihood of leakage. We recommend further evaluation of the skylight flashing to ensure a water tight seal. Countywide Home Inspections page 8

9 ATTIC Inspection of the attic includes identifying the type of attic framing, structural deficiencies with the roof and ceiling components and flagging deficiencies with the attic (including water stains), plumbing, insulation, electrical and plumbing. The following are outside the scope of the inspection:* operation of electric vent fans * electrical and plumbing deficiencies obscured by insulation, ducts and/or framing * inspection of areas where access is blocked or limited due to attic framing and/or the HVAC * evaluating sufficiency of existing attic space ventilation ATTIC Attic Framing DEFICIENT: There are moisture stains and/or sufficient evidence of prior roof leakage on the underside of the roof. Stains are indicative of a current or prior roof leak. Since your inspector cannot determine if the leak causing the staining has been remedied, further evaluation of the roof by a roofing contractor is advisable. Ventilation Insulation SATISFACTORY: Ventilation within the attic appears to be adequate and the accessible vents appear properly screened DEFICIENT: There are areas of the attic floor that are missing insulation (and/or has very little insulation); you may wish to insulate these areas for improved energy efficiency. Attic Wiring DEFICIENT: The inspector observed two open electrical junction boxes in the attic with exposed wiring that should be sealed so that any arching or sparking is contained within the box. HVAC Ducts & Exhaust Venting SATISFACTORY: We observed no deficiencies with the visible and accessible attic HVAC ducts and the vent pipes at the time of the inspection (note: see above for any admonition made regarding conditions that have restricted the inspector's viewing of the attic plumbing). Countywide Home Inspections page 9

10 Attic Plumbing DEFICIENT: The inspector found water supply pipes in the attic that are polybutylene. This type of plumbing material has a known history of premature failure and manufacturer recalls. Because this type of plumbing may fail and cause water damage, we recommend that this piping be replaced by a licensed plumber DEFICIENT: The bathroom ceiling fan improperly vents into the attic rather than to the exterior. Recommend correction of this to preclude moisture buildup in the attic. Countywide Home Inspections page 10

11 GARAGE (OR PARKING STRUCTURE) GARAGE INTERIOR Exposed Framing / Roof Underside DEFICIENT: The inspector found stains on the underside of the garage roof which appear to be water related. You may want to have a roofing contractor further evaluate the roof to rule out any current issues with the roof. Slab / Foundation Fire Door SATISFACTORY: Where accessible and exposed to view, we noted no significant abnormalities with the garage concrete slab floor or the perimeter stem walls of the garage at the time of the inspection DEFICIENT: The garage's fire door (the door to the interior) is a fire rated, solid core type; however, the door's ability to serve its fire protection function has been lost by the addition of a pet door. We recommend replacement of the door for fire safety. Firewall SATISFACTORY: Where visible, the firewall (the wall separating the house interior from the garage) appeared to be in satisfactory condition. The normallyrequired rating, however, could not be verified. Garage Doors and Windows SATISFACTORY: All garage doors and windows were found to be in satisfactory condition at the time of the inspection. Garage Door and Opener SATISFACTORY: The automatic garage door and its belt driven opener functioned satisfactorily when tested. Garage Electrical DEFICIENT: There is a switch in the garage that is missing its cover plate DEFICIENT: The exterior light fixture operated from the garage did not work. This may be due to a burned out light bulb. Prior to close of escrow you should have the fixture fitted with a new bulb and retested for proper function. Countywide Home Inspections page 11

12 LAUNDRY Inspection of the laundry room or provisions include identifying deficiencies with the walls, ceiling, floor, doors, cabinets, sinks and the plumbing and electrical components. The following are outside the scope of the inspection:* moving or operating the washer or dryer * reporting the absence of 240v dryer outlets * plumbing section exclusions LAUNDRY PROVISIONS Laundry Plumbing DEFICIENT: Under the sink, the inspector found corrosion (poss. sign of leakage) at the sink's water supply valve. Floor SATISFACTORY: Where visible, the laundry area floor is in satisfactory condition. Walls Ceiling INFORMATIONAL: There is hairline cracking in the wall(s) of the laundry area that does not appear to be structurally significant SATISFACTORY: The visible portions of the laundry area ceiling are in satisfactory condition. Windows and Doors Electrical SATISFACTORY: All tested windows and doors in the laundry room were found to be functional at the time of the inspection DEFICIENT: A light fixture in the laundry area was inoperable because of a missing light bulb, which prevented us from determining if the light fixture is functional. We recommend re-testing of this fixture after a light bulb has been installed. Cabinets / Closet DEFICIENT: A laundry area cabinet door has damaged hardware. The damage is to the left hinge,which has separated from the frame. Miscellaneous Laundry Findings DEFICIENT: There is no drip pan for the washing machine. (Note: a drip pan may not have been required at the time of the home's construction). Countywide Home Inspections page 12

13 PLUMBING Our evaluation of the plumbing components includes identifying deficiencies with the main shut off valve, the fuel supply, the water heater and the visible water and drain lines and valves. The following are outside the scope of the inspection:* operating water supply shut off valves * evaluation of water softener or purification systems * testing of solar water heater systems * lighting pilot lights * testing floor drains * testing for gas leaks * evaluating instant hot water systems * determining proper sizing of drain or water supply lines * evaluation of propane tanks * evaluation of waters wells, private water supply systems and private sewage systems (e.g. septic tanks) * testing shower pans for leaks WATER & FUEL SUPPLY Water Supply - Shut Off Valve - Regulator WATER HEATER INFORMATIONAL: The water pressure was tested and found to be 60 psi. (Generally speaking, the acceptable level for water pressure is between 40 and 80 psi.) SATISFACTORY: The main shut off valve, pressure regulator and the visible portion(s) of the water supply line entering the structure were found to be satisfactory. Water Heater Components INFORMATIONAL: There is an approximate 6 year old, 40 gallon natural gas water heater located in the garage INFORMATIONAL: The water heater is anchored or strapped as a seismic protection measure DEFICIENT: The cold water shut off valve had rust and corrosion (and may leak if not replaced) DEFICIENT: The inspector found water stains in and around the floor or platform. These stains may be indicative of a current or past leak with the water heater or the water lines/valves connected to the water heater. Further evaluation may rule out any current water leakage issues. Water Heater Venting DEFICIENT: The water heater vent is disconnected. Recommend repair or replacement as necessary to ensure safe and efficient venting of exhaust heat and fumes. Countywide Home Inspections page 13

14 ELECTRICAL Examination of the electrical system includes identifying deficiencies with the visually accessible branch circuits and wiring, the main electrical service panel and any sub-panels. We also test light fixtures, ceiling fans and a representative sampling of accessible electrical outlets for basic operation. Location and operational status of smoke detectors and GFCI outlets will be noted on the report as well. The following are outside the scope of the inspection:* load bearing or voltage/amp capacity tests * evaluation of intercom, telephone, cable, security, video and low voltage systems * removal of switch and outlet cover plates * evaluation of heat detectors, carbon monoxide detectors, built in vacuum equipment, motion sensor devices * determining the adequacy / efficiency of the overall electrical system * troubleshooting any deficiency with the electrical system * evaluating electrical equipment found dismantled or disconnected ELECTRICAL MAIN & SUB-PANEL COMPONENTS Electrical Service Main Panel INFORMATIONAL: Electrical service capacity to the structure is 120/240 volt (3 wire) and enters the structure via underground conduit SATISFACTORY: The visible portions of the utility company's electrical lines that enter the structure from the street are in satisfactory condition INFORMATIONAL: The premises are served by a circuit breaker style 100 amp panel. Location: the Right side of the structure DEFICIENT: There are wires entering the main panel that are not properly protected; that is, the wire or wires enter the panel through cut out holes instead of through the collar/sleeve like connectors placed in the cut out holes DEFICIENT: There is a circuit breaker in the electrical panel displaying an unusual temperature difference in the viewfinder of the inspector's infrared camera. These cameras detect areas where the surface temperature is unusually hotter than surrounding breakers. One possible cause: defective wiring and/or a malfunctioning or improper circuit breaker. We recommend an electrician further evaluate the panel to rule out a potential electrical fire or safety hazard. 120 & 240 Volt Wiring Material Sub-Panel INFORMATIONAL: The structure's 120 and 240 volt wiring material are copper. This does not rule out aluminum wiring in inaccessible areas of the structure INFORMATIONAL: The sub-panel is a circuit breaker style panel located in the garage SATISFACTORY: The electrical sub-panel and its components have no visible deficiencies. Countywide Home Inspections page 14

15 HEATING & COOLING HEATING SYSTEM General Information & Comments INFORMATIONAL: Using a therml imaging camera, the following readings were taken while the heating system was in operation: Temperature at Return: 70 degrees. Temperature at Register: 115 degrees. This indicates a satisfactory operating heating system. Heater Components DEFICIENT: The use of a flexible gas line is improper and will need to be replaced with rigid black pipe. Deficiency: Flexible line enters into unit DEFICIENT: In running the heating unit (FAU), the unit's fan was found to be noisier than is typically the case. We recommend further evaluation of the unit by an HVAC technician. Vents & Venting COOLING SYSTEM SATISFACTORY: The venting of the heater was found to be satisfactory. Air Conditioner INFORMATIONAL: Air conditioning for the premises is provided by a central air conditioner which is located at the exterior INFORMATIONAL: Using a thermal imaging camera, the following readings were taken while the cooling system was in operation: Temperature at Return: 70 degrees. Temperature at Register: 48 degrees. This indicates a proper functioning air conditioning system SATISFACTORY: The cooling system responded to normal user controls at the time of the inspection. Countywide Home Inspections page 15

16 FIREPLACE(S) FIREPLACE - LIVING ROOM DEFICIENT: There are excessive carbon deposits (i.e., soot) on the gas logs which would indicate that faulty or incomplete combustion of the gas is occurring - a condition that warrants further evaluation by a fireplace/chimney specialist. Gas Starter Flue / Liner Damper SATISFACTORY: The fireplace's gas starter was found to be in satisfactory condition SATISFACTORY: The chimney flue and liner were in satisfactory condition DEFICIENT: The gas log fireplace lacks a clamp to prevent full closure of the damper. This is a safety measure to prevent the potential for accidentally unlit gas from building up to dangerous levels (the clamp prevents closure, allowing the gas to vent to the exterior). Hearth / Mantle/ Doors DEFICIENT: The fireplace appears to have a drafting problem, as indicated by the dark staining above the fireplace opening. The exact cause of this condition is unknown but may be due to an undersized flue, defective construction and/or improper use of the damper. FIREPLACE - FAMILY ROOM/DEN FIREPLACE - BEDROOM SATISFACTORY: The Family Room/Den fireplace was inspected and found to have no visible defects SATISFACTORY: The Bedroom fireplace was inspected and found to have no visible defects. Countywide Home Inspections page 16

17 INTERIOR ROOMS Our inspection of the interior includes identifying deficiencies with the walls, ceilings, floors, doors, steps, closets, countertops, stairs and a representative sample of the accessible windows and electrical receptacles. The following are outside the scope of the inspection:* moving furniture, blinds, window and floor coverings which may be obstructing visual access * reporting cosmetic deficiencies and normal wear & tear * determining condition of dual glazed/double pane windows (varying conditions such as weather, lighting, dirty surfaces, etc., inhibits our ability to accurately report the condition of these windows) * conducting a mold inspection * operating security bar release mechanisms ENTRY Doorbell LIVING ROOM FAMILY ROOM DEN INFORMATIONAL: All visible components and systems of the Entry Way were inspected (floor, walls, ceiling, electrical, fixtures, windows, doors) and found to be in satisfactory condition with the exception of the deficient items listed below DEFICIENT: The door bell was not working. This should be evaluated by an electrician SATISFACTORY: All of the visible systems and components of the Living Room (e.g., walls, ceiling, floor, windows, doors, electrical, closets) were inspected and found to be in satisfactory condition SATISFACTORY: All of the visible systems and components of the Family Room (e.g., walls, ceiling, floor, windows, doors, electrical, closets) were found to be in satisfactory condition. Windows INFORMATIONAL: All visible components and systems of the Den were inspected (floor, walls, ceiling, electrical, fixtures, windows, doors) were found to be in satisfactory condition with the exception of the deficient items listed below DEFICIENT: One or more of the window screens are damaged. DINING ROOM INFORMATIONAL: All visible components and systems of the Dining Room were inspected (floor, walls, ceiling, electrical, fixtures, windows, doors) and found to be in satisfactory condition with the exception of the deficient items listed below. Countywide Home Inspections page 17

18 Electrical DEFICIENT: One or more of the switches has a damaged cover plate. Replacement is needed for safety. KITCHEN INFORMATIONAL: All visible components and systems of the kitchen were inspected (floor, walls ceiling, electrical, appliances, cabinets, plumbing fixtures, windows, doors) and found to be in satisfactory condition with the exception of the deficient items listed below. Cabinets and Countertops DEFICIENT: Water stains were found at the bottom shelf of the kitchen sink cabinet. Further evaluation is warranted to determine if these stains are signs of an existing water leak. Sinks and Faucets DEFICIENT: The kitchen sink faucet is leaking and will need to be serviced or replaced. Caulking Deficiencies DEFICIENT: Caulking is needed at the backsplash in the kitchen to prevent potential (or further) water intrusion issues (e.g., wood damage, mold) into the sink cabinet and adjacent wall cavity/floor areas. Garbage Disposal DEFICIENT: The garbage disposal is improperly wired in that there is no bushing or clamp installed where the electrical line enters the garbage disposal. Countywide Home Inspections page 18

19 Microwave DEFICIENT: The interior of the microwave is damaged.. 1ST FLOOR HALLWAY STAIRS INFORMATIONAL: All visible components and systems of the 1st floor hallway were inspected (floor, walls ceiling, electrical, windows, doors, closet) and found to be in satisfactory condition with the exception of the deficient items listed below. Carbon Monoxide Detector DEFICIENT: There is no carbon monoxide detector on the 1st floor. Carbon monoxide detectors are required by law to be installed in the bedroom hallway(s) and on floors having a gas fired appliance and/or an attached garage. 1st - 2nd Floor Staircase 2ND FLOOR HALLWAY OFFICE SATISFACTORY: The inspection of the 1st to 2nd floor staircase did not reveal any deficiencies INFORMATIONAL: All visible components and systems of the 2nd floor hallway were inspected (floor, walls ceiling, electrical, windows, doors, closet) and found to be in satisfactory condition with the exception of the deficient items listed below. Carbon Monoxide Detector DEFICIENT: There is no carbon monoxide detector on the 2nd floor. Carbon monoxide detectors are required by law to be installed in the bedroom hallway(s) and on floors having a gas fired appliance and/or an attached garage. Windows INFORMATIONAL: All visible components and systems of the Office were inspected (floor, walls, ceiling, electrical, fixtures, windows, doors) and found to be in satisfactory condition with the exception of the deficient items listed below DEFICIENT: One of the windows in this room have defective latching or locking hardware. Deficiency: window lock/latch handle broken. Countywide Home Inspections page 19

20 BEDROOMS - 1ST FLOOR LEFT BEDROOM Walls Doors Electrical INFORMATIONAL: All visible components and systems of the bedroom were inspected (floor, walls ceiling, electrical, windows, doors, closet) and found to be in satisfactory condition with the exception of the deficient items listed below INFORMATIONAL: There is hairline cracking in the wall(s) of this room that does not appear to be structurally significant DEFICIENT: The door rubs against the floor covering DEFICIENT: The inspector was unable to locate a switched outlet (i.e., an outlet that is operated by a wall switch). This is required for a room that does not have a ceiling light fixture installed, as is the case for this room. Cabinets & Closets DEFICIENT: The bedroom closet wall has signs of patching. We recommend that inquiry be made of the seller as to the history and reason for this patching. RIGHT BEDROOM Walls Windows INFORMATIONAL: All visible components and systems of the bedroom were inspected (floor, walls ceiling, electrical, windows, doors, closet) and found to be in satisfactory condition with the exception of the deficient items listed below INFORMATIONAL: There is hairline cracking in the wall(s) of this room that does not appear to be structurally significant DEFICIENT: There is evidence of leakage at one or more of the windows in this room (stains or moisture at sill). You may wish to have the window and the surrounding wall component evaluated prior to close of escrow to rule out a water intrusion problem. Countywide Home Inspections page 20

21 BEDROOMS - 2ND FLOOR MASTER BEDROOM Ceiling INFORMATIONAL: All visible components and systems of the bedroom were inspected (floor, walls ceiling, electrical, windows, doors, closet) and found to be in satisfactory condition with the exception of the deficient items listed below INFORMATIONAL: There is a hairline crack in the ceiling that does not appear to be structurally significant. Smoke Detector DEFICIENT: The smoke detector is disconnected. A new smoke detector will need to be installed. LEFT BEDROOM Ceiling INFORMATIONAL: All visible components and systems of the bedroom were inspected (floor, walls ceiling, electrical, windows, doors, closet) and found to be in satisfactory condition with the exception of the deficient items listed below DEFICIENT: There are water stains at the ceiling in this room evidencing a leak at some time in the past. Since the inspector cannot determine the cause of this staining (e.g., a plumbing leak or a roof leak if there is a roof above this ceiling) nor whether the cause of the staining has been remedied, we recommend further evaluation to rule out any possible moisture intrusion issues. Misc. Deficiencies DEFICIENT: The ceiling fan in this room is missing its light globe(s). Countywide Home Inspections page 21

22 BATHROOMS - 1ST FLOOR HALL BATHROOM INFORMATIONAL: All visible components and systems of this bathroom were inspected (e.g., walls, ceiling, floor, windows, doors, electrical, closets, plumbing fixtures) and found to be in satisfactory condition with the exception of the deficient items listed below. Sink Drain / Water Supply DEFICIENT: The drain line and trap under the bathroom sink is an incorrect corrugated plastic type that should be replaced with a smooth bore drain pipe to help prevent blockage. Toilet Caulking BEDROOM BATHROOM DEFICIENT: The sink in the bathroom is slow draining or partially blocked. You may want to obtain further evaluation of the plumbing to rule out any possibility of costly plumbing repairs that may be needed to address this condition DEFICIENT: The toilet runs continuously and needs to be serviced DEFICIENT: Caulking is absent or in poor condition at the base of the bathroom toilet and needs attention to prevent potential (or further) moisture intrusion and damage (e.g. decay, mold) into the subfloor and walls of the bathroom INFORMATIONAL: All visible components and systems of this bathroom were inspected (e.g., walls, ceiling, floor, windows, doors, electrical, closets, plumbing fixtures) and found to be in satisfactory condition with the exception of the deficient items listed below. Exhaust Fan Caulking DEFICIENT: The exhaust fan in this bathroom is functional but noisy and may have a limited service life. You may wish to consider replacing it for a quieter one DEFICIENT: Caulking is absent or in poor condition around the bathroom tub and needs attention to prevent potential (or further) moisture intrusion and damage (e.g. decay, mold) into the subfloor and walls of the bathroom. Countywide Home Inspections page 22

23 BATHROOMS - 2ND FLOOR MASTER BATHROOM Floor INFORMATIONAL: All visible components and systems of this bathroom were inspected (e.g., walls, ceiling, floor, windows, doors, electrical, closets, plumbing fixtures) and found to be in satisfactory condition with the exception of the deficient items listed below DEFICIENT: There is buckling and warping of the baseboard behind the toilet that appears to be moisture-intrusion related. The most likely cause of this is from a current or past leaking toilet base or leakage from the toilet's shut off water valve. No visible moisture in this area was observed at the time of the inspection. Shower Stall DEFICIENT: There is corrosion at or around the shower stall door. BEDROOM BATHROOM Walls Ceiling Windows INFORMATIONAL: All visible components and systems of this bathroom were inspected (e.g., walls, ceiling, floor, windows, doors, electrical, closets, plumbing fixtures) and found to be in satisfactory condition with the exception of the deficient items listed below INFORMATIONAL: There is hairline cracking in the wall of this room that does not appear to be structurally significant INFORMATIONAL: There is a hairline crack in the ceiling of this room that do not appear to be structurally significant SATISFACTORY: All tested windows in this room were found to be in satisfactory condition at the time of the inspection. Exhaust Fan SATISFACTORY: The exhaust fan in this bathroom was functional. Countywide Home Inspections page 23

24 Sink Drain / Water Supply DEFICIENT: Corrosion was found at the water supply shut-off valve(s) under the bathroom sink. Left uncorrected, these valves may eventually leak and lead to moisture intrusion problems (e.g., wood damage, mold) DEFICIENT: Corrosion was found at the drain line under the bathroom sink. This needs to be evaluated as leakage can develop at any time and cause moisture intrusion issues (e.g., wood damage and/or mold). Toilet DEFICIENT: The sink in the bathroom is slow draining or partially blocked. You may want to obtain further evaluation of the plumbing to rule out any possibility of costly plumbing repairs that may be needed to address this condition DEFICIENT: The toilet was not functional due to a broken pull arm for the flapper valve. Tub-Shower Combo DEFICIENT: The bathtub spout is improper in that it is not set flush against the wall - a condition which can result in water intrusion issues developing inside the wall cavity. Bathtub DEFICIENT: The bathtub is slow draining or partially blocked. You may want to obtain further evaluation of the plumbing to rule out any possibility of costly plumbing repairs that may be needed to address this condition. Countywide Home Inspections page 24

25 POOL AND SPA POOL INFORMATIONAL: The residence has an in ground pool - spa combination. Decking and Coping SATISFACTORY: The pool deck and coping was in satisfactory condition DEFICIENT: The exterior guardrail at the pool/spa area is deficient and should be serviced for safety reasons because the guardrail openings are greater than 4. Pool Surface DEFICIENT: There are rust spots showing at one or more areas of the pool/spa plaster surface. The rust is from an area or areas of the plaster surface which has worn away and partially or fully exposed the rebar. A pool contractor should be consulted to determine the extent of this condition and repair costs. Pool Motor / Pump / Lines DEFICIENT: The motor for the pool and spa is rusted and appears to be at or near the end of its useful life. It may need to be replaced DEFICIENT: The pool/spa return has an unusually large amount of bubbles, which indicates a leak (air or water) somewhere in the pump system/water lines. Countywide Home Inspections page 25

26 Electrical DEFICIENT: The pool/spa motor is not electrically bonded (grounded) and needs to be for safety. Filter SATISFACTORY: The pool/spa filter was functional. Heater SATISFACTORY: The visible portions of the pool/spa heater were functional. SPA Decking and Coping Spa Surface SATISFACTORY: The spa deck and coping was in satisfactory condition DEFICIENT: The spa drain cover is the flat grill type. We recommend the safer, domed shape drain cover which will prevent spa users from being held under water by the force of the drain. Spa Motor / Pump / Lines SATISFACTORY: The spa pump, motor and water lines were functional. Electrical SATISFACTORY: The spa electrical components and systems were functional. Filter INFORMATIONAL: The spa filter configuration is of the following type: Diatomaceous earth SATISFACTORY: The spa filter was functional. Heater INFORMATIONAL: The spa heater configuration is as follows: Gas SATISFACTORY: The visible portions of the spa heater were functional. Countywide Home Inspections page 26

27 SUMMARY INSPECTION REPORT This summary report is intended to provide the client and those individuals directly involved in this transaction a convenient and cursory preview of some of the conditions and components that we have identified within our report as being in need of further evaluation or service by an appropriately qualified specialist or that pose a potential health and safety risk. It is not intended to be comprehensive, and should not be used as a substitute for reading the entire home inspection report, or be viewed as a tacit endorsement of the condition of components or features that do not appear in this summary report. Section Grounds & Building Exterior Grounds Driveway SATISFACTORY: Driveway appears satisfactory Fencing and Gating SATISFACTORY: Fencing satisfactory DEFICIENT: Gate rubbing against ground Retaining and Yard Walls DEFICIENT: Retaining wall crack(s) - 1/16" or greater Visual Grade DEFICIENT: Signs of poor drainage at perimeter DEFICIENT: Planters trap and pond water Building Exterior Exterior Siding and Walls DEFICIENT: Sprinklers appear to spray the walls DEFICIENT: Rusted weep screed Gutters / Fascia-Eaves DEFICIENT: Downspout terminates too close to foundation DEFICIENT: Downspout disconnected DEFICIENT: Eave damage Chimney Exterior DEFICIENT: Spark arrestor not installed Exterior Electrical SATISFACTORY: Exterior electrical in satisfactory condition Exterior Waste / Drain Lines SATISFACTORY: Exterior Waste/Drain lines satisfactory Patio (Open or Covered) SATISFACTORY: Patio in satisfactory condition Decks and Balconies DEFICIENT: Wood deck damage Section Foundation Countywide Home Inspections page 27

28 Raised Foundation General Sub-Floor Findings DEFICIENT: Efflorescence on concrete foundation stem wall or soils Wood Framing and Supports DEFICIENT: Posts-Piers not strapped Plumbing & Ducts in Crawl Space DEFICIENT: Leakage in crawlspace Electrical in Crawl Space SATISFACTORY: Crawl space electrical satisfactory Section Roof Roof - Primary Structure Sloped (Pitched) Roof Inspection Results DEFICIENT: Cracked and/or broken tiles DEFICIENT: Missing tiles Flashings SATISFACTORY: Roof flashing appears satisfactory Skylights DEFICIENT: Skylight installation sub-standard Section Attic Attic Attic Framing DEFICIENT: Moisture stains on underside of roof and wood framing Ventilation SATISFACTORY: Ventilation and screening appears satisfactory Insulation DEFICIENT: Areas of attic missing insulation Attic Wiring DEFICIENT: Open junction box(es) and exposed wiring in attic HVAC Ducts & Exhaust Venting SATISFACTORY: HVAC Ducts & Vent Pipe(s) satisfactory Attic Plumbing DEFICIENT: Polybutylene water lines found DEFICIENT: Bathroom fan vents into attic Section Garage (or Parking Structure) Garage Interior Countywide Home Inspections page 28

29 Exposed Framing / Roof Underside DEFICIENT: Water stains at underside of roof Slab / Foundation SATISFACTORY: Garage concrete slab & stem walls satisfactory Fire Door DEFICIENT: /Pet door is an improper breach of fire door Firewall SATISFACTORY: Garage firewall appears satisfactory Garage Doors and Windows SATISFACTORY: Garage doors and windows satisfactory Garage Door and Opener SATISFACTORY: Garage door and oner satisfactory Garage Electrical DEFICIENT: Missing switch cover plate(s) DEFICIENT: Light fixture at garage exterior doesn't work Section Laundry Laundry Provisions Laundry Plumbing DEFICIENT: Sink supply valve(s) corroded Floor SATISFACTORY: The floor structure satisfactory Ceiling SATISFACTORY: Ceiling in satisfactory condition Windows and Doors SATISFACTORY: Laundry area door and window satisfactory Electrical DEFICIENT: Light fixture inoperable - no light bulb Cabinets / Closet DEFICIENT: Cabinet door hardware damaged Miscellaneous Laundry Findings DEFICIENT: Drip pan is missing Section Plumbing Water & Fuel Supply Water Supply - Shut Off Valve - Regulator SATISFACTORY: Water main components satisfactory Water Heater Water Heater Components Countywide Home Inspections page 29

30 DEFICIENT: Water shut off valve - corrosion DEFICIENT: Stains observed Water Heater Venting DEFICIENT: Venting idisconnected Section Electrical Electrical Main & Sub-Panel Components Electrical Service SATISFACTORY: Service lines and connections satisfactory Main Panel DEFICIENT: Wires enter panel without proper protection DEFICIENT: Thermal Anomaly Detected (Poss. Electrical Panel Deficiency) Sub-Panel SATISFACTORY: Sub-panel has no visible deficiencies Section Heating & Cooling Heating System Heater Components DEFICIENT: Improper use of flexible gas line DEFICIENT: Noisy fan at the heating unit (FAU) Vents & Venting SATISFACTORY: Venting in satisfactory condition Cooling System Air Conditioner SATISFACTORY: Cooling system in satisfactory condition Section Fireplace(s) Fireplace - Living Room DEFICIENT: Carbon deposits on gas logs a concern Gas Starter SATISFACTORY: Gas starter satisfactory Flue / Liner SATISFACTORY: Chimney flue/liner satisfactory Damper DEFICIENT: Damper does not have a clamp (gas log fireplaces) Hearth / Mantle/ Doors DEFICIENT: Soot stains on facing Fireplace - Family Room/Den Countywide Home Inspections page 30

31 SATISFACTORY: Fireplace in satisfactory condition Fireplace - Bedroom SATISFACTORY: Fireplace in satisfactory condition Section Interior Rooms Entry Doorbell DEFICIENT: Door bell not working Living Room SATISFACTORY: All Components & Systems Satisfactory Family Room SATISFACTORY: All Components & Systems Satisfactory Den Windows DEFICIENT: \Window screen damaged Dining Room Electrical DEFICIENT: Switch cover plate damaged Kitchen Cabinets and Countertops DEFICIENT: Cabinet has water stains Sinks and Faucets DEFICIENT: Sink faucet is leaking Caulking Deficiencies DEFICIENT: Caulking needed at backsplash Garbage Disposal DEFICIENT: Wiring deficiency - cable clamp/bushing needed Microwave DEFICIENT: Microwave has damaged interior 1st Floor Hallway Carbon Monoxide Detector DEFICIENT: **No carbon monoxide detector on 1st floor Stairs 1st - 2nd Floor Staircase Countywide Home Inspections page 31

32 SATISFACTORY: Stairs found to be functional 2nd Floor Hallway Carbon Monoxide Detector DEFICIENT: **No carbon monoxide detector on 2nd floor Office Windows DEFICIENT: Window has defective hardware (latch/lock) Section Bedrooms - 1st Floor Left Bedroom Doors DEFICIENT: Door rubs against floor covering Electrical DEFICIENT: Switched outlet not located Cabinets & Closets DEFICIENT: Closet wall has areas of patching Right Bedroom Windows DEFICIENT: Evidence of leakage at window sill or frame Section Bedrooms - 2nd Floor Master Bedroom Smoke Detector DEFICIENT: Smoke detector loose or damaged Left Bedroom Ceiling DEFICIENT: Water stains evidencing moisture intrusion Misc. Deficiencies DEFICIENT: Ceiling fan problem(s) Section Bathrooms - 1st Floor Hall Bathroom Sink Drain / Water Supply DEFICIENT: Sink drain line is flex/corrugated type DEFICIENT: Sink drain: slow draining or partially blocked Toilet DEFICIENT: Toilet runs continuously Caulking Countywide Home Inspections page 32

33 DEFICIENT: Caulking needed at toilet base Bedroom Bathroom Exhaust Fan DEFICIENT: Exhaust fan functional but noisy Caulking DEFICIENT: Caulking needed at tub Section Bathrooms - 2nd Floor Master Bathroom Floor DEFICIENT: Baseboard buckled/warped from moisture Shower Stall DEFICIENT: Corrosion at shower stall door Bedroom Bathroom Windows SATISFACTORY: Window(s) in satisfactory condition Exhaust Fan SATISFACTORY: Exhaust fan operable Sink Drain / Water Supply DEFICIENT: Corrosion at water supply valve DEFICIENT: Corrosion at sink drain line DEFICIENT: Sink drain: slow draining or partially blocked Toilet DEFICIENT: The toilet is not functional Tub-Shower Combo DEFICIENT: Tub spout not flush with wall surface Bathtub DEFICIENT: Bathtub: slow to drain Section Pool and Spa Pool Decking and Coping SATISFACTORY: Decking and coping satisfactory DEFICIENT: Deck guardrails deficiencies Pool Surface DEFICIENT: Rusting spots and/or rebar showing Pool Motor / Pump / Lines DEFICIENT: Motor at or nearing end of useful life DEFICIENT: Air bubbles at pool return Countywide Home Inspections page 33

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