1495 Ebers St / John Robinson's Inspection Group / Chad Stewart · 2018. 9. 28. · 6 Insulation and Ventilation .....32 7 Roofing ... sampling and the cleaning of supply ducts as

Inspection Report

Jaime Haze-Miller

Property Address:1495 Ebers St

San Diego CA 92107

John Robinson's Inspection Group

Chad Stewart5291 Mount Burnham Dr. San Diego, CA 92111

(619)684-1444 - [email protected]

Table of Contents

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

Table of Contents........................................2

Intro Page .................................................3

1 Built-In Kitchen Appliances........................7

2 Plumbing System................................... 10

3 Interiors ............................................... 20

4 Electrical System ................................... 24

5 Garage ................................................. 30

6 Insulation and Ventilation ....................... 32

7 Roofing ................................................ 34

8 Exterior ................................................ 38

9 Structural Components ........................... 44

10 Heating / Central Air Conditioning .......... 46

11 General Pictures................................... 50

General Summary .................................... 55

Invoice.................................................... 62

John Robinson's Inspection Group Haze-Miller

1495 Ebers St Page 2 of 62

Date: 9/25/2018 Time: 03:00:00 PM Report ID: 092518CS2Property:1495 Ebers StSan Diego CA 92107

Customer:Jaime Haze-Miller

Real Estate Professional:Faira .com

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

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

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

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

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

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

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

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



http://jrinspections.com

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

specialized instruments, the dismantling of equipment, video-scanning, destructive testing, and laboratoryanalysis. By contrast, the general inspection is completed on-site, at a fraction of the cost and within a few

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

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

close of escrow.

We evaluate conditions, systems, or components, and report on their condition, which does not mean that theyare ideal but that they are either functional or met a reasonable standard at a given point in time. We do takeinto consideration when a house was built and allow for the predictable deterioration that would occur throughtime, such as the cracks that appear in concrete and in the plaster around windows and doors, scuffed walls orwoodwork, worn or squeaky floors, stiff or stuck windows, and cabinetry that does not function as it did whennew. Therefore, we tend to ignore insignificant and predictable defects, and do not annotate them, andparticularly those that would be apparent to the average person or to someone without any constructionexperience. We are not authorized, or have the expertise, to test for environmental contaminants, or commenton termite, dry rot, fungus or mold, but may alert you to its presence. Similarly, we do not test the quality ofthe air within a residence. However, clean air is essential to good health, and we categorically recommend airsampling and the cleaning of supply ducts as a wise investment in environmental hygiene. Therefore, youshould schedule any such specialized inspections with the appropriate specialist before the close of escrow.

A house and its components are complicated, and because of this and the limitations of an on-site report, weoffer unlimited consultation and encourage you to ask questions. In fact, we encourage candid and forthrightcommunication between all parties, because we believe that it is the only way to avoid stressful disputes andcostly litigation. Remember, we only summarized the report on-site and it is essential that you read all of it,and that any recommendations that we make for service or evaluation by specialists should be completed anddocumented well before the close of escrow, because additional defects could be revealed by specialists, orsome upgrades recommended that could affect your evaluation of the property, and our service does notinclude any form of warranty or guarantee.

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

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

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



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

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

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

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

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

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

This home is older than 76 years and the home inspector considers this while inspecting. It is common to haveareas that no longer comply with current code. This is not a new home and this home cannot be expected tomeet current code standards. While this inspection makes every effort to point out safety issues, it does notinspect for code. It is common that homes of any age will have had repairs performed and some repairs maynot be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for itemsthat are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixedmaterials. Sometimes water signs in crawlspaces or basements could be years old from a problem that nolonger exists. Or, it may still need further attention and repair. Determining this can be difficult on an olderhome. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this istypical and fairly common. If the home inspection reveals signs of damage you should have a pest controlcompany inspect further for activity and possible hidden damage. The home inspection does not look forpossible manufacturer re-calls on components that could be in this home. Always consider hiring theappropriate expert for any repairs or further inspection.

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

Style of Home:Single family detached

Year home was built:1941

Parties present:No one

Weather:Partly Cloudy

Temperature:75, degrees

Rain in last 3 days:No

Carbon Monoxide test:Yes

Number of levels:1

Occupied:Yes*



House Square Footage:744, Sq. Ft.



1. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanentlyinstalled dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor;Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The homeinspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration orautomatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate:Appliances in use; or Any appliance that is shut down or otherwise inoperable.

Styles & MaterialsRange:-Gas-

Dishwasher:Bosch

Disposer:NONE

Exhaust/Range Hood:None

Buit-in Microwave:None

Wall Oven:Built into Range

Items1.0 DISHWASHER

InformationalThe dishwasher turned on and completed a wash cycle at the time of the inspection. However, this is nota guarantee that this unit will not leak at sometime in the future. We recommend purchasing a homewarranty to cover the unit and possible damages caused by leaks.

1.0 Item 1(Picture)

1.1 RANGES AND COOKTOPSRepair or Replace, Safety Concern(1) No anti-tip bracket was installed at the range. This bracket prevents the range from tipping forward,which could cause the range to fall over and/or spill hot food from pots and pans. The anti-tip bracket is asimple metal plate that holds the rear foot of the range to the floor. Recommend installation by a qualifiedperson to prevent injury.



(2) Infrared picture of range/cooktop in operation. This unit appeared operational.

1.1 Item 1(Picture) Thermal image of rangeworking.

1.2 EXHAUST FAN/RANGE HOOD/DOWNDRAFTRepair or ReplaceThere is no exhaust fan install above the stove and you may wish to have one installed by a qualifiedexpert.

1.3 GARBAGE DISPOSERNot Present

1.4 BUILT-IN MICROWAVENot Present

1.5 WALL OVENInformationalInfrared picture of oven in operation. This unit appeared operational.

1.5 Item 1(Picture) Thermal image of ovenworking.

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

1.7 WASHER/DRYERNot Inspected



Clothes washer and dryer were not tested nor inspected. Testing these units is outside the scope of astandard home inspection.

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



2. Plumbing System

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

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

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

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

Styles & MaterialsWater Source:Public

Plumbing Supply:Copper

Plumbing Distribution:CopperPartially VisibleGalvanized*

Washer Drain Size:Drains into Wash Basin/Sink

Plumbing Waste:Cast Iron (OLD)*

Water Heater Fuel Source:Natural Gas

Water Heater Flue Pipe Material:Double Wall MetalTransite

Capacity:30 GALLONS

Year Water Heater Was Made:OLDER THAN 10 YEARSREPLACED2006

Manufacturer:American

Water Pressure:75-80 psi (normal)

Gas Distribution Piping:Rigid Iron Pipe



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Items2.0 PLUMBING GENERAL

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

2.1 PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEMRepair or Replace(1) Copper and galvanized plumbing noted. The joining of dissimilar metals causes galvanic corrosionthat eventually will lead to low water flow and leaking. As this is not consistent with good buildingmethods, we advise contacting a licensed plumber for further review.

2.1 Item 1(Picture) 2.1 Item 2(Picture)

(2) Galvanized steel pipes are installed in the house. These pipes are known to become clogged with rustwhich reduces flow. Galvanized pipes will also fail over time. You may notice rusty water flowing fromfaucets that have not been used for a while. We recommend upgrading the plumbing system of the houseto copper.

2.1 Item 3(Picture)

(3) Please note: due to wall coverings, insulation,buried lines or other obstructions, it was not possible toobserve the entire water supply and distribution system throughout this entire home. Damage to thepiping can be present in a non-visible location. You may wish to have the water supply and distributionsystem further explored by a licensed plumber contractor before the end of your contingency period todetermine if any latent defects exist.



2.2 FIXTURES AND CONNECTED DEVICESRepair or Replace(1) One or more sink faucet is loose to the countertop/sink. Advise further evaluation and repair by alicensed plumber or qualified professional.

2.2 Item 1(Picture) Kitchen. 2.2 Item 2(Picture) Bathroom.

(2) The hot and or cold water shut-off valve connections at the laundry are rusted and corroded. This isindicative of previous leaks that have sealed themselves. We advise replacing these valves as preventivemaintenance.

2.2 Item 3(Picture)

2.3 TUB/SHOWER FIXTURESInspected

2.4 PLUMBING DRAIN, WASTE AND VENT SYSTEMSInformational



(1) Note: some of the drain lines are older cast iron lines. These lines rust from the inside and fail. Thelife remaining can only be determined by a plumber using a video scope. This is especially important todetermine the condition of the main drain line between the house and the street. I recommend a videoscope be preformed by a licensed plumber.

2.4 Item 1(Picture)

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

2.5 WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTSRepair or Replace, Safety Concern(1) An expansion tank is not installed at the water heater. Most water heater manufactures recommend anexpansion tank be installed. Advise further evaluation by a licensed plumber.



(2) The water heater was functioning at the time of inspection. However, it appears to be an older unit (10years+), and repairs or even failure can be expected. You should consider replacing this water heater asa preventive measure and/or have this unit be further explored by a licensed plumbing contractor orSDG&E for safety.

2.5 Item 1(Picture) Thermal image of waterheater producing hot water.

(3) Please note: Regardless of the material from which a water heater is constructed, it will at some timeleak due to the corrosive action of water. Water heaters should not be located in an area where leakagewill result in damage to adjacent areas or lower floors. When such areas cannot be avoided, it isrecommended that a suitable catch pan, adequately drained, be installed under the water heater.

2.5 Item 2(Picture)



(4) The gas line for the water heater is missing a drip leg or sediment trap. Advise installation by alicensed plumber.

2.5 Item 3(Picture)

2.5 Item 4(Picture)

(5) The water heater flue pipe appears to increase in diameter. This increase in diameter can effect thedrafting of the unit and is a potential CO hazard. Recommend further evaluation by a licensed plumber todetermine if repairs are needed.

2.5 Item 5(Picture)

2.5 Item 6(Picture)



(6) The flue for the water heater may contain asbestos. Testing for asbestos is beyond the scope of ahome inspection. These flues are typically considered safe if left undisturbed. However, if you have anyconcerns this should be further evaluated by a qualified professional. Also, if the flue contains asbestos,there may be additional costs to remove and upgrade the flue to metal.

2.5 Item 7(Picture)

(7) The cold water shut-off valve to the water heater is rusted and corroded. Hard water build-up orcalcification was also noted. We advise replacing this valve to prevent future leaks

2.5 Item 8(Picture)



(8) Picture of water heater.

2.5 Item 9(Picture)

2.6 TEMPERATURE AND PRESSURE (T&P) RELIEF VALVEInspected

2.7 WATER HEATER STRAPPING AND BRACINGInspected

2.8 MAIN WATER SHUT-OFF DEVICE (Describe location)InformationalThe main water shut off valve is located at the rear of house (facing front).

2.8 Item 1(Picture)

2.9 PRESSURE REGULATORRepair or Replace



Although the water pressure was adequate at the time of the inspection a pressure regulator was notfound. If no pressure regulator is installed, a pressure surge in the water supply could adversely affectyour plumbing system, and even lead to a leak. We recommend having a pressure regulator installed by alicensed plumber.

2.9 Item 1(Picture) Water pressure noted withpressure tester.

2.10 GAS STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports,leaks)InformationalPlease note: due to wall coverings, insulation, buried lines or other obstructions, it was not possible toobserve the entire gas supply and distribution system throughout this entire home. Damage to thepiping can be present in a non-visible location. You may wish to have the gas supply and distributionsystem further explored by a licensed plumber contractor before the end of your contingency period todetermine if any latent defects exist.

2.11 MAIN GAS SHUT OFF VALVE (describe location)InformationalThe main gas shut off valve is located at the gas meter at the left side of the house (facing front).

2.11 Item 1(Picture)

2.12 CORRECT PLUMBING AT FAUCETS (hot left, cold right)Inspected

2.13 WATER FILTER/SOFTENERInformational



We do not inspect water filtration units. Recommend contacting the installer for information on lifeexpectancy or condition.


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



3. Interiors

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

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

Styles & MaterialsCeiling Materials:PlasterSheetrock

Wall Materials:PlasterSheetrock

Floor Covering(s):VinylWood, Tile

Interior Doors:Wood

Cabinetry:Wood

Kitchen Countertop:Corian

Windows:WoodSingle Pane

Items3.0 INTERIOR GENERAL

InformationalPlease note: Determining if damage, the presence of organic growths, moisture or wood rot behind wall,floor and ceiling coverings is beyond the scope of this inspection. If you are concerned or believe thatthese conditions may exist in a nonvisible or concealed area, I recommend that you have this homefurther examined by a qualified contractor or environmental hygienist.

3.1 CEILINGSInspected

3.2 WALLSInformationalDue to occupants personal items, not all areas were visible. Recommend a careful evaluation during finalwalk-through.

3.3 FLOORS COVERINGSInformationalDue to occupants personal items, not all areas were visible. Recommend a careful evaluation during finalwalk-through.

3.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETSInformationalDue to personal items such as towels, hygiene and/or cleaning products, a full evaluation of the cabinetscould not be made. I recommend you carefully inspect the cabinets prior to close of escrow.

3.5 TUB/SHOWER ENCLOSURERepair or Replace, Safety Concern



(1) The hall bathroom shower door track is missing the bottom door guide. This door guide keeps thedoors properly aligned in the track. Without the guide, the doors are more likely to fall off track.Recommend replacing the guide.

3.5 Item 1(Picture)

(2) The tub/shower enclosures need to be periodically cleaned and recaulked to prevent moistureintrusion beyond the shower enclosure walls.

3.6 DOORS (REPRESENTATIVE NUMBER)Repair or Replace(1) Loose hinge noted at one or more door. Advise corrections as needed.

3.6 Item 1(Picture) Masterbedroom.



(2) Bedroom door rubs on jam when closing. Advise correcting and maintenance as needed.

3.6 Item 2(Picture) 2ndbedroom.

3.7 WINDOWS (REPRESENTATIVE NUMBER)Repair or Replace(1) One or more screen is loose, missing, bent or damaged. Advise repairing as needed.(2) Slipped/damaged sash cord noted at one or more single hung window.This effects the operation of thewindow and/or the window will not remain open. Advise further evaluation and repair by a licensedwindow contractor or qualified professional.




(3) Windows are stuck shut in one or more areas. Recommend correcting and advise repair by a qualified/licensed window contractor.


3.8 ATTICRepair or Replace(1) Evidence of previous wood destroying organism activity noted in the attic. Recommend consulting thetermite inspection report to determine repairs needed at this time.

3.8 Item 1(Picture)

(2) Due to the structure of the roof/framing and forced air handling components, some areas of the atticcould not be inspected.

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to findall areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture,area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



4. Electrical System

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

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

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

Styles & MaterialsElectrical Service Conductors:Overhead Service

Panel Type:Circuit Breakers

Panel Capacity:100 AMP

Electric Panel Manufacturer:CHALLENGER

Branch Wire 15 and 20 Amp:Copper

Wiring Methods:Romex

Exterior Lighting Control:Standard switchedDaylight Sensor

Items4.0 MAIN AND DISTRIBUTION PANELS

Repair or Replace, Safety Concern



(1) The cover screw at the electric panel is pointed. Pointed screws are a safety concern because they candamage wires behind the cover and become energized. Recommend replacing the screws with thosedesigned for electric panels.

4.0 Item 1(Picture)

(2) Pictures of electrical panel.


4.1 SYSTEM GROUNDING AND GROUNDING EQUIPMENTInspected

4.2 LOCATION OF MAIN AND DISTRIBUTION PANELSInformational



Main panel is located at left corner of house (facing front).

4.2 Item 1(Picture)

4.3 OVERCURRENT DEVICES (Circuit Breakers, Fuses) AND COMPATIBILITY OF THEIR AMPERAGEAND VOLTAGEInspected

4.4 BRANCH CIRCUIT CONDUCTORSRepair or Replace, Safety Concern(1) Open junction boxes noted. Whenever wires are joined together, the junction box must have a coverfor safety. We advise installing an approved cover plate for safety.

4.4 Item 1(Picture) Garage.

4.4 Item 2(Picture) Attic.

(2) Please note: due to wall coverings, insulation or other obstructions, it was not possible to observe thebranch circuit wiring throughout this entire home. Damage to the insulation or wiring itself can bepresent in a non-visible location. You may wish to have the branch circuit wiring further explored by alicensed electrical contractor before the end of your contingency period to determine if any latent defectsexist.

4.5 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation ofceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, andon the dwelling's exterior walls)Repair or Replace(1) Door bell is inoperable. We advise repair by a qualified person.



(2) One or more light is inoperable; possible due to bulb. Advise necessary corrections, which may simplybe replacing light bulbs, to verify proper operation before close of escrow.

4.5 Item 1(Picture) Kitchen. 4.5 Item 2(Picture) 2nd bedroom.

(3) Junction box for receptacle is loose in the wall. This puts stress on the circuit wires which should notbe moved. Recommend securing the junction box properly in the the wall by a qualified person.

4.5 Item 3(Picture) Livingroom.

4.5 Item 4(Picture) Masterbedroom.

4.6 EXTERIOR LIGHTING (Patio lights, motion sensors)Repair or Replace



(1) I was unable to verify operation of one or more exterior light. Recommend asking the seller todemonstrate operation of the exterior lighting and have further evaluated by a licensed electricalcontractor to determine if corrections are needed at this time.

4.6 Item 1(Picture) Front exterior.

(2) Sensor lights were not tested. Recommend asking the seller to demonstrate operation and havefurther evaluated as necessary.

4.6 Item 2(Picture)

(3) Damaged exterior light fixture noted at the rear of the house. Recommend repair by a licensedelectrician.

4.6 Item 3(Picture)



4.7 POLARITY AND GROUNDING OF RECEPTACLESInspected, Informational

4.8 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)Inspected

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

4.10 SMOKE DETECTORSRepair or Replace, Safety ConcernSmoke detector noted in the hallway at the time of the inspection. Recommend installing smokedetectors in each bedroom for safety.


4.11 CARBON MONOXIDE DETECTOR(S) (Describe number and location)Repair or Replace, Safety ConcernA Carbon Monoxide detector is not installed in the common hallway as required. Recommend correctingand advise installing by a qualified person.

4.12 CABLE AND TELEPHONE ENTRANCENot Inspected

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



5. Garage

Styles & MaterialsGarage Door Type:One manual

Garage Door Material:Metal

Items5.0 GARAGE CEILINGS/ROOF FRAMING

Inspected

5.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)Repair or Replace, Safety Concern(1) Holes in the fire wall were observed in the garage. Wherever the garage shares a wall with adjacentliving space, a fire-rated sheetrock must be installed and intact for fire resistive performance. Irecommend having the holes patched by a qualified person.


5.1 Item 3(Picture)

(2) Due to occupants personal items, not all areas were visible. Recommend a careful evaluation duringfinal walk-through.



5.2 GARAGE FLOORInformationalDue to occupants personal items, not all areas were visible. Recommend a careful evaluation during finalwalk-through.

5.3 GARAGE DOOR (S)Inspected

5.4 OCCUPANT DOOR FROM GARAGE TO INSIDE HOMENot Present

5.5 GARAGE VENTSRepair or ReplaceDamaged garage vent screens noted. Recommend repair to help prevent animal intrusion.




6. Insulation and Ventilation

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

Styles & MaterialsAttic Insulation:None

Floor System Insulation:NONE

Ventilation:Gable ventsDormer vents

Exhaust Fans:Fan with light

Dryer Power Source:Gas Connection

Dryer Vent:Flexible Metal

Items6.0 INSULATION IN ATTIC

InformationalRecommend increasing the amount of insulation in the attic to improve the thermal efficiency of thehome.

6.1 INSULATION UNDER FLOOR SYSTEMInformationalThe floor system is not insulated. Heat loss can occur more on this home than one that is properlyinsulated.

6.2 VENTILATION OF ATTIC AND FOUNDATION AREASRepair or Replace(1) Damaged attic vent screens noted. Recommend repair to help prevent animal intrusion.

6.2 Item 1(Picture)

6.2 Item 2(Picture)



(2) The foundation vents are at or near ground level. Adding mulch or landscape to this area could resultin water intrusion, if vent becomes lower than the ground. Should you decide to landscape, or if waterintrusion was to occur through vent, I would recommend a half-round window well be installed.

6.2 Item 3(Picture)

6.3 VENTING SYSTEMS (Kitchens, baths and laundry)Inspected

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fullyinspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Onlyinsulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



7. Roofing

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

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

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

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

Styles & MaterialsRoof Covering:Asphalt/Fiberglass Composition Shingle

Viewed roof covering from:Walked roof

Chimney (exterior):Stucco

Items7.0 ROOF COVERINGS

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




7.0 Item 3(Picture)

(2) The roof installed on this home is not original. Replacing a roof requires permits and must be doneper manufactures installation guidelines. I recommend asking the sellers for documentation showing thatthe roof was permitted and installed by a licensed Roof contractor per the manufactures installationrequirements. Many roof manufactures will warranty a product for up to 30 years, however this is not awarranty or guarantee on the workmanship, which is typically the cause for issues/leaks and may not becovered by the manufacture warranty. If documentation cannot be produced, you should contact the roofmanufacture for warranty details and or a licensed roof contractor for further evaluation.(3) The house roof has several layers on it. The general rule is no more than 3 layers should be installeddue to excessive weight. Also, installing new roofing material over an existing roof will shorten the life ofthe new roof. To be sure there are not too many layers, a core test is required by a licensed roofer. I wasunable to verify proper installation of the current roof surface or the presence of proper underlayment/flashing at all required locations. Recommend consulting a licensed roofing contractor prior to the end ofyour contingency period to determine if latent defects exist.

7.1 FLASHINGS, SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSInspected

7.2 ROOF SHEATHING (As observable from attic)Inspected

7.3 ROOF DRAINAGE SYSTEMSRepair or Replace



(1) The gutters are full of debris in areas and needs to be cleaned. The debris in gutters can also concealrust, deterioration or leaks that are not visible until cleaned, and I am unable to determine if suchconditions exist.

7.3 Item 1(Picture)

(2) The downspout is loose and needs securing to the wall at the front right corner of home.

7.3 Item 2(Picture)



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

7.3 Item 3(Picture)

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



8. Exterior

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

Styles & MaterialsSIDING MATERIAL:STUCCO

EXTERIOR ENTRY DOORS:WOOD

DRIVEWAY:CONCRETE

Items8.0 WALL CLADDING FLASHING AND TRIM

Repair or Replace(1) Stucco cracks noted in areas. These cracks may be prone to moisture intrusion issues. You may wishto view them for yourself and have repaired by a licensed contractor.

8.0 Item 1(Picture)

8.0 Item 2(Picture)



(2) Evidence of wood destroying organisms noted. Recommend further evaluation by a licensed termiteinspector.


(3) The paint is failing. I recommend prep and paint at the exterior in areas.

8.0 Item 5(Picture)

(4) Damaged stucco noted in areas. Recommend further evaluation and repair by a licensed stuccocontractor.




8.0 Item 8(Picture)

8.1 WINDOWSRepair or ReplaceSome of the wood window frames were noted damaged and have deteriorated glazing. Recommendfurther evaluation by a licensed contractor nd correct as needed.


8.1 Item 3(Picture)

8.1 Item 4(Picture)



8.2 DOORS (Exterior)Repair or Replace(1) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.

8.2 Item 1(Picture)

(2) Missing weather stripping noted at the front door. This can cause drafts and lead to moisture intrusion.Advise repair by a qualified professional.

8.2 Item 2(Picture)

8.3 EAVES, SOFFITS AND FASCIASInspected

8.4 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAININGWALLS (With respect to their effect on the condition of the building)Repair or Replace



(1) Sub surface drainage observed throughout the exterior in one or more areas. Unable to determinecondition and drainage qualified. Advise verifying condition with a qualified/licensed processional, prior tothe close of escrow.

8.4 Item 1(Picture)

(2) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

8.4 Item 2(Picture)

8.5 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLERAILINGSInspected

8.6 TEMPERED GLASS PRESENT AT DOORS AND WINDOWSInspected

8.7 FENCING AND GATESRepair or Replace



Evidence of wood damage/wood destroying organisms was noted at the fencing in multiple locations.Recommend consulting a licensed fencing contractor to determine the scope of necessary repairs.


8.8 CRAWLSPACERepair or ReplaceAnimal remains were noted in the crawlspace area. Advise consulting a licensed pest control company fornecessary removal.

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

8.10 OUTDOOR KITCHEN/BBQ AND FIREPLACESInformationalOur company does not inspect outdoor kitchens, bar-b-que grills or fire pits. These devices should befurther explored by a qualified contractor to ensure that they are installed in a safe manner and complywith today's building standards.


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



9. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilingsand roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers,ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration issuspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entrycould damage the property, or when dangerous or adverse situations are suspected; Report the methods used toobserve under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into thebuilding or signs of abnormal or harmful condensation on building components. The home inspector is not required to:Enter any area or perform any procedure that may damage the property or its components or be dangerous to oradversely effect the health of the home inspector or other persons.

Styles & MaterialsFoundation:Poured concrete

Method used to observe Crawlspace:Limited access

Wall Structure:2 X 4 Wood

Floor Structure:4x6 Wood Beams

Columns or Piers:Conrete piers

Ceiling Structure:2X4

Roof Structure:2 X 4 Rafters

Roof-Type:Gable

Method used to observe attic:Limited access

Items9.0 WALLS (Structural)

Inspected

9.1 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful waterpenetration into the building or signs of abnormal or harmful condensation on buildingcomponents.)Repair or Replace(1) Vertical cracking noted at the stem wall in the crawlspace. Recommend further evaluation by alicensed foundation specialist, prior to the close of escrow to determine repairs needed at this time.

9.1 Item 1(Picture)

(2) White efflorescence (powder substance) on concrete wall indicates moisture is in contact with themasonry. This does not necessarily indicate that intrusion will occur. Efflorescence is found on manyhomes without water intrusion occurring inside the home. But, it should alert you to the possibility thatfuture steps may be needed. This is typically a result of over watering, poor downspout termination points



or improper site drainage. Advise further evaluation and repairs as needed by a licensed landscaper orgrading and drainage contractor. Also installing gutter should be considered.

9.1 Item 2(Picture)

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

9.2 COLUMNS OR PIERSInspected

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

9.4 CEILINGS (structural)Inspected

9.5 ROOF STRUCTURE AND ATTICInspected

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



10. Heating / Central Air Conditioning

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

Styles & MaterialsHeat Type:Floor Furnace

Energy Source:Gas

Number of Heat Systems (excludingwood):One

Heat System Brand:UNKNOWN

Ductwork:N/A

Filter Type:N/A

Cooling EquipmentType:NONE

Types ofFireplaces:None

Items10.0 HEATING EQUIPMENT

Informational(1) The furnace gas piping is not equipped with a sediment trap or drip leg. Advise installation by alicensed plumber or qualified professional.





(2) The floor furnace appeared to turn on and produce heat at time of inspection. However, due to themany components that are not visible (like the heat exchanger and the entire length of the flue pipe),our inspection of this system is limited. Because of this, I recommend further evaluation/safety check beperformed by a licensed HVAC contractor or the local gas company before the end of your contingencyperiod.

10.0 Item 3(Picture) Thermal image of floorfurnace producing hot air.

(3) Picture of heating equipment.


(4) The floor furnace installed in this home is not original. The furnace appeared functional at the timeof inspection. However, we recommend asking the sellers for documentation showing that this unit wasinstalled by a licensed HVAC contractor per the manufactures installation requirements. Ifdocumentation cannot be produced, I recommend this unit be further explored by a licensed HVACcontractor for safety.

10.1 NORMAL OPERATING CONTROLSInformational



The thermostat is located in the living room area.


10.2 AUTOMATIC SAFETY CONTROLSInspected

10.3 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMNot Present

10.4 FLUE(S) FOR HEATING EQUIPMENTRepair or ReplaceImproper termination of the floor furnace flue noted. This is a safety concern. Recommend furtherevaluation by a licensed HVAC contractor and correct as needed.


10.5 CHIMNEYS AND FLUES (for fireplaces)Repair or ReplaceThe fireplace has been abandoned. Recommend correcting as desired.

10.6 COOLING AND AIR HANDLER EQUIPMENTInformational(1) There is no central air conditioning in this home. This home has no central air (No AC). This is foryour information.



(2) Wall mounted AC units are not inspected by our company.


The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive.The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal somethingonly a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



11. General Pictures

Items11.0 KITCHEN

InformationalKitchen.


11.1 DINING AREAInformationalDining Area.


11.2 LIVING ROOMInformational



Living Room.


11.3 MASTER BEDROOMInformationalMaster Bedroom.


11.4 HALL BATHROOMInformational



Hall Bathroom.


11.5 2ND BEDROOMInformational2nd Bedroom.


11.6 REAR YARDInformational



Rear Yard.


11.7 LAUNDRY ROOM/AREAInformationalLaundry Room.


11.8 GARAGEInformational



Garage.




General Summary

John Robinson's Inspection Group

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

[email protected]

CustomerJaime Haze-Miller

Address1495 Ebers St

San Diego CA 92107

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

1. Built-In Kitchen Appliances

1.1 RANGES AND COOKTOPS

Repair or Replace, Safety Concern(1) No anti-tip bracket was installed at the range. This bracket prevents the range from tippingforward, which could cause the range to fall over and/or spill hot food from pots and pans. The anti-tipbracket is a simple metal plate that holds the rear foot of the range to the floor. Recommendinstallation by a qualified person to prevent injury.

1.2 EXHAUST FAN/RANGE HOOD/DOWNDRAFT

Repair or ReplaceThere is no exhaust fan install above the stove and you may wish to have one installed by a qualifiedexpert.

2. Plumbing System

2.1 PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEM

Repair or Replace(1) Copper and galvanized plumbing noted. The joining of dissimilar metals causes galvanic corrosionthat eventually will lead to low water flow and leaking. As this is not consistent with good buildingmethods, we advise contacting a licensed plumber for further review.(2) Galvanized steel pipes are installed in the house. These pipes are known to become clogged withrust which reduces flow. Galvanized pipes will also fail over time. You may notice rusty water flowingfrom faucets that have not been used for a while. We recommend upgrading the plumbing system ofthe house to copper.

2.2 FIXTURES AND CONNECTED DEVICES



Repair or Replace(1) One or more sink faucet is loose to the countertop/sink. Advise further evaluation and repair by alicensed plumber or qualified professional.(2) The hot and or cold water shut-off valve connections at the laundry are rusted and corroded. Thisis indicative of previous leaks that have sealed themselves. We advise replacing these valves aspreventive maintenance.

2.4 PLUMBING DRAIN, WASTE AND VENT SYSTEMS

Informational(1) Note: some of the drain lines are older cast iron lines. These lines rust from the inside and fail. Thelife remaining can only be determined by a plumber using a video scope. This is especially important todetermine the condition of the main drain line between the house and the street. I recommend a videoscope be preformed by a licensed plumber.

2.5 WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTS

Repair or Replace, Safety Concern(1) An expansion tank is not installed at the water heater. Most water heater manufactures recommendan expansion tank be installed. Advise further evaluation by a licensed plumber.(2) The water heater was functioning at the time of inspection. However, it appears to be an older unit(10 years+), and repairs or even failure can be expected. You should consider replacing this waterheater as a preventive measure and/or have this unit be further explored by a licensed plumbingcontractor or SDG&E for safety.(3) Please note: Regardless of the material from which a water heater is constructed, it will at sometime leak due to the corrosive action of water. Water heaters should not be located in an area whereleakage will result in damage to adjacent areas or lower floors. When such areas cannot be avoided, itis recommended that a suitable catch pan, adequately drained, be installed under the water heater.(4) The gas line for the water heater is missing a drip leg or sediment trap. Advise installation by alicensed plumber.(5) The water heater flue pipe appears to increase in diameter. This increase in diameter can effect thedrafting of the unit and is a potential CO hazard. Recommend further evaluation by a licensed plumberto determine if repairs are needed.(6) The flue for the water heater may contain asbestos. Testing for asbestos is beyond the scope of ahome inspection. These flues are typically considered safe if left undisturbed. However, if you have anyconcerns this should be further evaluated by a qualified professional. Also, if the flue contains asbestos,there may be additional costs to remove and upgrade the flue to metal.(7) The cold water shut-off valve to the water heater is rusted and corroded. Hard water build-up orcalcification was also noted. We advise replacing this valve to prevent future leaks

2.9 PRESSURE REGULATOR

Repair or ReplaceAlthough the water pressure was adequate at the time of the inspection a pressure regulator was notfound. If no pressure regulator is installed, a pressure surge in the water supply could adversely affectyour plumbing system, and even lead to a leak. We recommend having a pressure regulator installedby a licensed plumber.

2.13 WATER FILTER/SOFTENER

InformationalWe do not inspect water filtration units. Recommend contacting the installer for information on lifeexpectancy or condition.

3. Interiors

3.5 TUB/SHOWER ENCLOSURE

Repair or Replace, Safety Concern



(1) The hall bathroom shower door track is missing the bottom door guide. This door guide keeps thedoors properly aligned in the track. Without the guide, the doors are more likely to fall off track.Recommend replacing the guide.

3.6 DOORS (REPRESENTATIVE NUMBER)

Repair or Replace(1) Loose hinge noted at one or more door. Advise corrections as needed.(2) Bedroom door rubs on jam when closing. Advise correcting and maintenance as needed.

3.7 WINDOWS (REPRESENTATIVE NUMBER)

Repair or Replace(1) One or more screen is loose, missing, bent or damaged. Advise repairing as needed.(2) Slipped/damaged sash cord noted at one or more single hung window.This effects the operation ofthe window and/or the window will not remain open. Advise further evaluation and repair by a licensedwindow contractor or qualified professional.(3) Windows are stuck shut in one or more areas. Recommend correcting and advise repair by aqualified/licensed window contractor.

3.8 ATTIC

Repair or Replace(1) Evidence of previous wood destroying organism activity noted in the attic. Recommend consultingthe termite inspection report to determine repairs needed at this time.

4. Electrical System

4.0 MAIN AND DISTRIBUTION PANELS

Repair or Replace, Safety Concern(1) The cover screw at the electric panel is pointed. Pointed screws are a safety concern because theycan damage wires behind the cover and become energized. Recommend replacing the screws withthose designed for electric panels.

4.4 BRANCH CIRCUIT CONDUCTORS

Repair or Replace, Safety Concern(1) Open junction boxes noted. Whenever wires are joined together, the junction box must have acover for safety. We advise installing an approved cover plate for safety.

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

Repair or Replace(1) Door bell is inoperable. We advise repair by a qualified person.(2) One or more light is inoperable; possible due to bulb. Advise necessary corrections, which maysimply be replacing light bulbs, to verify proper operation before close of escrow.(3) Junction box for receptacle is loose in the wall. This puts stress on the circuit wires which shouldnot be moved. Recommend securing the junction box properly in the the wall by a qualified person.

4.6 EXTERIOR LIGHTING (Patio lights, motion sensors)

Repair or Replace(1) I was unable to verify operation of one or more exterior light. Recommend asking the seller todemonstrate operation of the exterior lighting and have further evaluated by a licensed electricalcontractor to determine if corrections are needed at this time.(2) Sensor lights were not tested. Recommend asking the seller to demonstrate operation and havefurther evaluated as necessary.(3) Damaged exterior light fixture noted at the rear of the house. Recommend repair by a licensedelectrician.



4.10 SMOKE DETECTORS

Repair or Replace, Safety ConcernSmoke detector noted in the hallway at the time of the inspection. Recommend installing smokedetectors in each bedroom for safety.

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

Repair or Replace, Safety ConcernA Carbon Monoxide detector is not installed in the common hallway as required. Recommend correctingand advise installing by a qualified person.

5. Garage

5.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)

Repair or Replace, Safety Concern(1) Holes in the fire wall were observed in the garage. Wherever the garage shares a wall with adjacentliving space, a fire-rated sheetrock must be installed and intact for fire resistive performance. Irecommend having the holes patched by a qualified person.

5.5 GARAGE VENTS

Repair or ReplaceDamaged garage vent screens noted. Recommend repair to help prevent animal intrusion.

6. Insulation and Ventilation

6.0 INSULATION IN ATTIC

InformationalRecommend increasing the amount of insulation in the attic to improve the thermal efficiency of thehome.

6.1 INSULATION UNDER FLOOR SYSTEM

InformationalThe floor system is not insulated. Heat loss can occur more on this home than one that is properlyinsulated.

6.2 VENTILATION OF ATTIC AND FOUNDATION AREAS

Repair or Replace(1) Damaged attic vent screens noted. Recommend repair to help prevent animal intrusion.(2) The foundation vents are at or near ground level. Adding mulch or landscape to this area couldresult in water intrusion, if vent becomes lower than the ground. Should you decide to landscape, or ifwater intrusion was to occur through vent, I would recommend a half-round window well be installed.

7. Roofing

7.0 ROOF COVERINGS

Repair or Replace(1) Wear and deterioration noted at roof covering due to age and sun exposure. This appears to benormal deterioration. However, prior to close of escrow we advise consulting with a licensed roofingcontractor to review and give estimates of life remaining and necessary repairs to prevent leaks. This isalso important because a home inspection is not a guarantee against roof leaks.(2) The roof installed on this home is not original. Replacing a roof requires permits and must be doneper manufactures installation guidelines. I recommend asking the sellers for documentation showing



that the roof was permitted and installed by a licensed Roof contractor per the manufacturesinstallation requirements. Many roof manufactures will warranty a product for up to 30 years, howeverthis is not a warranty or guarantee on the workmanship, which is typically the cause for issues/leaksand may not be covered by the manufacture warranty. If documentation cannot be produced, youshould contact the roof manufacture for warranty details and or a licensed roof contractor for furtherevaluation.(3) The house roof has several layers on it. The general rule is no more than 3 layers should beinstalled due to excessive weight. Also, installing new roofing material over an existing roof will shortenthe life of the new roof. To be sure there are not too many layers, a core test is required by a licensedroofer. I was unable to verify proper installation of the current roof surface or the presence of properunderlayment/flashing at all required locations. Recommend consulting a licensed roofing contractorprior to the end of your contingency period to determine if latent defects exist.

7.3 ROOF DRAINAGE SYSTEMS

Repair or Replace(1) The gutters are full of debris in areas and needs to be cleaned. The debris in gutters can alsoconceal rust, deterioration or leaks that are not visible until cleaned, and I am unable to determine ifsuch conditions exist.(2) The downspout is loose and needs securing to the wall at the front right corner of home.(3) The downspouts improperly terminate. Terminating the downspouts directly next to the homewithout an elbow and splashblock and/or buried drain line, will typically create and/or accelerate issueswith moisture intrusion, erosion, and can lead to abnormal settlement of the foundation. This isbecause roof run-off is now concentrated into a specific area. I recommend having elbows andsplashblocks installed where possible, some areas may need a buried drainline to properly divert wateraway from home.

8. Exterior

8.0 WALL CLADDING FLASHING AND TRIM

Repair or Replace(1) Stucco cracks noted in areas. These cracks may be prone to moisture intrusion issues. You maywish to view them for yourself and have repaired by a licensed contractor.(2) Evidence of wood destroying organisms noted. Recommend further evaluation by a licensedtermite inspector.(3) The paint is failing. I recommend prep and paint at the exterior in areas.(4) Damaged stucco noted in areas. Recommend further evaluation and repair by a licensed stuccocontractor.

8.1 WINDOWS

Repair or ReplaceSome of the wood window frames were noted damaged and have deteriorated glazing. Recommendfurther evaluation by a licensed contractor nd correct as needed.

8.2 DOORS (Exterior)

Repair or Replace(1) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consultingthe termite inspection report for corrective actions needed.(2) Missing weather stripping noted at the front door. This can cause drafts and lead to moistureintrusion. Advise repair by a qualified professional.

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

Repair or Replace



(1) Sub surface drainage observed throughout the exterior in one or more areas. Unable to determinecondition and drainage qualified. Advise verifying condition with a qualified/licensed processional, priorto the close of escrow.(2) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

8.7 FENCING AND GATES

Repair or ReplaceEvidence of wood damage/wood destroying organisms was noted at the fencing in multiple locations.Recommend consulting a licensed fencing contractor to determine the scope of necessary repairs.

8.8 CRAWLSPACE

Repair or ReplaceAnimal remains were noted in the crawlspace area. Advise consulting a licensed pest control companyfor necessary removal.

8.10 OUTDOOR KITCHEN/BBQ AND FIREPLACES

InformationalOur company does not inspect outdoor kitchens, bar-b-que grills or fire pits. These devices should befurther explored by a qualified contractor to ensure that they are installed in a safe manner and complywith today's building standards.

9. Structural Components

9.1 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmfulwater penetration into the building or signs of abnormal or harmful condensation onbuilding components.)

Repair or Replace(1) Vertical cracking noted at the stem wall in the crawlspace. Recommend further evaluation by alicensed foundation specialist, prior to the close of escrow to determine repairs needed at this time.(2) White efflorescence (powder substance) on concrete wall indicates moisture is in contact with themasonry. This does not necessarily indicate that intrusion will occur. Efflorescence is found on manyhomes without water intrusion occurring inside the home. But, it should alert you to the possibility thatfuture steps may be needed. This is typically a result of over watering, poor downspout terminationpoints or improper site drainage. Advise further evaluation and repairs as needed by a licensedlandscaper or grading and drainage contractor. Also installing gutter should be considered.

10. Heating / Central Air Conditioning

10.0 HEATING EQUIPMENT

Informational(1) The furnace gas piping is not equipped with a sediment trap or drip leg. Advise installation by alicensed plumber or qualified professional.(2) The floor furnace appeared to turn on and produce heat at time of inspection. However, due to themany components that are not visible (like the heat exchanger and the entire length of the flue pipe),our inspection of this system is limited. Because of this, I recommend further evaluation/safety checkbe performed by a licensed HVAC contractor or the local gas company before the end of yourcontingency period.(4) The floor furnace installed in this home is not original. The furnace appeared functional at the timeof inspection. However, we recommend asking the sellers for documentation showing that this unit wasinstalled by a licensed HVAC contractor per the manufactures installation requirements. Ifdocumentation cannot be produced, I recommend this unit be further explored by a licensed HVACcontractor for safety.

10.4 FLUE(S) FOR HEATING EQUIPMENT



Repair or ReplaceImproper termination of the floor furnace flue noted. This is a safety concern. Recommend furtherevaluation by a licensed HVAC contractor and correct as needed.

10.5 CHIMNEYS AND FLUES (for fireplaces)

Repair or ReplaceThe fireplace has been abandoned. Recommend correcting as desired.

10.6 COOLING AND AIR HANDLER EQUIPMENT

Informational(2) Wall mounted AC units are not inspected by our company.

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

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Chad Stewart



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INVOICE

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

Inspection Date: 9/25/2018Report ID: 092518CS2

Customer Info: Inspection Property:

Jaime Haze-Miller900 E. Hamilton Ave, Ste 100Campbell CA

Customer's Real Estate Professional:Faira .com

1495 Ebers StSan Diego CA 92107

Inspection Fee:Service Price Amount Sub-TotalInspection Fee 470.00 1 470.00

Tax $0.00Total Price $470.00

Payment Method:Payment Status:Note:

