David Grostick/Faira (agent) 300 E H St Spc 163 Benicia CA 94510 … · 2018-10-01 · 1731 Howe Ave # 131 Sacramento CA 95825-2209 Inspector: James Mecorney Property Inspection Report

1731 Howe Ave # 131 Sacramento CA 95825-2209Inspector: James Mecorney

Property Inspection Report

Client(s): David Grostick/Faira (agent)Property address: 300 E H St Spc 163

Benicia CA 94510-3330Inspection date: Friday, September 28, 2018

This report published on Friday, September 28, 2018 7:30:44 PM PDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorizedpersons is prohibited.

Page 1 of 21

How to Read this ReportThis report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

Safety Poses a safety hazard

Repair/Replace Recommend repairing or replacing

Repair/Maintain Recommend repair and/or maintenance

Minor Defect Correction likely involves only a minor expense

Evaluate Recommend evaluation by a specialist

Comment For your information

Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp

General InformationReport number: SOL0107

Time started: 1015

Present during inspection: Property owner

Client present for discussion at end of inspection: No

Weather conditions during inspection: Dry (no rain), Windy

Temperature during inspection: Cool

Ground condition: Dry

Recent weather: Dry (no rain)

Overnight temperature: Cool

Inspection fee: 300

Payment method: Invoiced

Type of building: Mobile home

Buildings inspected: One house

Number of residential units inspected: 1Age of main building: 1975

Source for main building age: Inspector's estimate

Front of building faces: Southwest

Main entrance faces: Northwest

Occupied: Yes, Furniture or stored items were present

1) The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this buildingwas built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required tocomply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and UrbanDevelopment (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandatesperformance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.

GroundsLimitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbingsystems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basinsor concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes arewatertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sportcourts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; seawalls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.

Condition of fences and gates: Appeared serviceable

Fence and gate material: Wood

Site profile: Level

Condition of driveway: Appeared serviceable

Driveway material: Asphalt

Condition of sidewalks and/or patios: Appeared serviceable

Sidewalk material: Poured in place concrete

Cascade Sierra Home Inspections Property Inspection Report

David Grostick/Faira (agent)Friday, September 28, 2018 300 E H St Spc 163, Benicia CA 94510-3330Page 2 of 21

Condition of deck, patio and/or porch covers: Appeared serviceable

Deck, patio, porch cover material and type: Open

Condition of decks, porches and/or balconies: Appeared serviceable

Deck, porch and/or balcony material: Wood

Condition of stairs, handrails and guardrails: Appeared serviceable

Exterior stair material: Wood

Exterior and FoundationLimitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection includebelow-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structuresobscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewedusing binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concreteslabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

Wall inspection method: Viewed from ground

Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)

Apparent wall structure: Wood frame

Wall covering: Vinyl, Stone or faux stone veneer

Condition of foundation and footings: Appeared serviceable

Apparent foundation type: Crawl space

Foundation/stem wall material: Not applicable, slab, manufactured or mobile home

Footing material (under foundation stem wall): Preserved wood

Tie downs for seismic reinforcement installed: Yes (but not evaluated, the inspector is not a licensed engineer)

2) Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Some damage to siding in some areas

Photo 2-1 Dents and holes such as these should befilled and repainted to prevent damage to the siding.

Photo 2-2



Photo 2-3 This area of inadequatecaulking should be repainted.

Photo 2-4

Crawl SpaceLimitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured byunder-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. areof adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areasduring all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or storeditems. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areasinspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

Crawl space inspection method: Traversed

Location of crawl space access point #A: Building exterior

Crawl space access points that were opened and viewed, traversed or partially traversed: ACondition of floor substructure above: Appeared serviceable

Pier or support post material: Wood

Beam material: Steel

Floor structure above: Solid wood joists

Condition of insulation underneath floor above: Appeared serviceable

Insulation material underneath floor above: Fiberglass roll or batt

Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)

Vapor barrier present: Belly wrap

Condition of crawl space ventilation: Appeared serviceable

Ventilation type: Unconditioned space, with vents

3) As in most manufactured homes, a "bottom board" was attached to the underside of the floor structure. Its purpose is to protect and hold theunder-floor insulation in place. It also helps prevent insects and vermin from nesting in the sub-floor, and helps prevent plumbing lines from freezing. It ispermanently installed and obscures the floor structure and all wiring and plumbing within. The inspector makes no attempt to move or remove it forevaluation purposes. All areas and components obscured by the bottom board are excluded from this inspection.

RoofLimitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solarroofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate ofremaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past.Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection arereported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof andattic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed todo so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface,flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof



drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters,downspouts and extensions perform adequately or are leak-free.

Roof inspection method: Traversed

Condition of roof surface material: Appeared serviceable

Roof surface material: Asphalt or fiberglass composition shingles

Roof type: Gable

Apparent number of layers of roof surface material: One

Condition of exposed flashings: Appeared serviceable

Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

Gutter and downspout material: Metal

Gutter and downspout installation: Full, Partial

4) The roof drainage system was incomplete. Gutters, downspouts and extensions were missing from one or more roof sections. Rainwater may comein contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroyingorganisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices.

Photo 4-1 There were no gutters located at theback of the property, at the bottom of gable angles.There should be gutters installed here to preventwater discharge too close to the foundation.

5) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation orinside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drainsaway from the structure.

Photo 5-1 There should be a downspout extensionin stalled on this downspout, to ensure waterdischarge occurs at a far enough distance from thefoundation.

Photo 5-2 See note above. All downspouts shouldterminate at least 18 to 24 inches away from thefoundation.

Attic and Roof StructureLimitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access;areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determinethe adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types ofweather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a



licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

6) No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaceswhere possible. When a home is occupied, such access points may be obscured by stored items or furnishings. Home inspection standards of practice donot require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, aqualified person should fully evaluate those attic spaces and roof structures.

ElectricLimitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealedwiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesyonly. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific oranticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of theinspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representativenumber of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usuallyinaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-voltdryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is notdetermined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verifiedand batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate andevaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate andrepair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overallcapacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

Electric service condition: Appeared serviceable

Primary service type: Underground

Number of service conductors: 2Service voltage (volts): 120-240

Estimated service amperage: 100

Primary service overload protection type: Circuit breakers

Service entrance conductor material: Stranded aluminum

Main disconnect rating (amps): 100

System ground: Ground rod(s) in soil

Condition of main service panel: Appeared serviceable

Condition of sub-panel(s): Appeared serviceable

Location of main service panel #A: Service pedestal-

Location of sub-panel #C: Building exterior

Location of main disconnect: No single main disconnect, use all breakers in main service panel

Circuit breakers that were in the "off" position: One, 40 amp, for range

Condition of branch circuit wiring: Serviceable

Branch circuit wiring type: non-metallic sheathed

Solid strand aluminum branch circuit wiring present: None visible

Ground fault circuit interrupter (GFCI) protection present: Yes

Arc fault circuit interrupter (AFCI) protection present: No

Smoke alarms installed: Yes, but not tested

Carbon monoxide alarms installed: Yes, but not tested

Smoke alarm power source(s): Battery

Plumbing / Fuel SystemsLimitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubsor spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppressionsystems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessibleareas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments maderegarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leakingor breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel linesare adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

Condition of service and main line: Appeared serviceable

Water service: Public

Water pressure (psi): 80 psi

Location of main water meter: By street

Location of main water shut-off: Building exterior

Service pipe material: Copper



Condition of supply lines: Appeared serviceable

Supply pipe material: Copper

Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)

Drain pipe material: Plastic

Condition of waste lines: Appeared serviceable

Waste pipe material: Plastic

Location(s) of plumbing clean-outs: Crawl space

Vent pipe condition: Appeared serviceable

Vent pipe material: Plastic

Sump pump installed: No

Sewage ejector pump installed: No

Type of irrigation system supply source: Public

Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)

Visible fuel storage systems: None visible

Location of main fuel shut-off valve: At gas meter

7) Multiple flexible connectors were installed in series in one or more gas supply lines. Only one flexible connector should be used between rigidpiping and appliances. Recommend that a qualified contractor repair per standard building practices. For example, by installing a longer, single flexibleconnector, or by extending rigid piping.

Photo 7-1 This gas connection a lead from themeter to the main gas manifold for the unit. This is asub standard installation. Recommend furtherevaluation by a licensed plumbing contractor.

Photo 7-2 Note that flexible gas line is in contactwith soil, and is susceptible to moisture damage.

8) One or more flexible gas supply connectors were installed where they were subject to damage. For example, from foot traffic, stored items beingmoved, pets, or use of gardening tools. This is a potential explosion and/or fire hazard. Recommend that a qualified contractor repair per standard buildingpractices.

Photo 8-1 Flexible gas connector is in contact withsoil. This section of gas supply pipe from the gasmeter to the gas manifold for the house should beconstructed of rigid steel pipe. See note above for soilcontact.

Photo 8-2

9) One or more leaks were found in drain pipes or fittings. A qualified plumber should evaluate and repair as necessary.



Master tub drain was leaking in crawlspace.

Photo 9-1 Photo 9-2

10) No sediment trap was installed in the gas supply line at the furnace and/or water heater. Sediment traps prevent damage to gas-fired appliances bytrapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.

Photo 10-1 Note the lack of asediment trap at the water heater gasconnection. Recommend repair by alicensed plumbing contractor.

Photo 10-2 No lack of sediment trapat furnace gas connection, similar to thecondition at the water heater.Recommend evaluation and repair by alicensed plumbing contractor.



Photo 10-3

Water HeaterLimitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculationpumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as acourtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriatelysized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

Condition of water heater: Appeared serviceable, Near, at or beyond service life

Type: Tank

Energy source: Natural gas

Capacity (in gallons): 40

Temperature-pressure relief valve installed: Yes

Manufacturer: Rheem, GE Brand

Location of water heater: Exterior closet

Condition of burners: Appeared serviceable

Condition of venting system: Required repair, replacement and/or evaluation (see comments below)

Condition of combustion air supply: Appeared serviceable

11) The draft hood for the water heater flue was loose. This is a potential safety hazard due to the risk of exhaust gases entering living spaces. Aqualified person should permanently secure the draft hood with appropriate fasteners per standard building practices.

Photo 11-1

12) The temperature-pressure relief valve drain line terminated in a location that's not routinely accessed (e.g. crawl space). These valves often leakover time. If this valve leaks, significant amounts of water can accumulate where the drain line terminates. Recommend that a qualified plumber repair per



standard building practices, and so the drain line terminates outside or in a readily accessible location. For more information, visit:http://www.reporthost.com/?TPRVALVE

13) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and mayneed replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The clientshould be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan anddrain or a water alarm to help prevent damage if water does leak.

Heating, Ventilation and Air Condition (HVAC)Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems;thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas;underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesyonly. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating orcooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to beoperated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determineif furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while inoperation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all"liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

General heating system type(s): Forced air, Furnace

General heating distribution type(s): Ducts and registers

Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)

Forced air heating system fuel type: Natural gas

Estimated age of forced air furnace: 2000

Forced air heating system manufacturer: York, Unitary Products)

Location of forced air furnace: Ext closet, mfg. home

Forced air system capacity in BTUs or kilowatts: 72,000

Condition of furnace filters: Appeared serviceable

Location for forced air filter(s): At top of air handler

Condition of forced air ducts and registers: Appeared serviceable

Condition of burners: Appeared serviceable

Condition of venting system: Appeared serviceable

Condition of combustion air supply: Appeared serviceable

Type of combustion air supply: Vented door

Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)

Cooling system and/or heat pump fuel type: Electric

Type: Split system

Manufacturer of cooling system and/or heat pump: York

Condition of controls: Appeared serviceable

14) One or more corroded areas and/or possible leaks were found at the furnace's heat exchanger. This is a safety hazard due to possibility ofcombustion gases entering the heating system's air supply ducts. Recommend that a qualified HVAC contractor evaluate and repair as necessary.



http://www.reporthost.com/?TPRVALVE

Photo 14-1 This exposed end of theheat exchanger showed signs ofcorrosion.

Photo 14-2

Photo 14-3 Note extensive corrosionon heat exchanger.

Photo 14-4

15) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger andperform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.

16) The heat pump or air conditioning condensing unit did not respond to normal controls (thermostat). It appeared to be inoperable. The inspectorwas only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that aqualified HVAC contractor evaluate and perform maintenance or make repairs as necessary.

The A/C was not operational at the time of the inspection. Recommend further evaluation.



Photo 16-1

Fireplaces, Stoves, Chimneys and FluesLimitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments maderegarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, andalso does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector doesnot perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney andany associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part ofevery sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is ageneralist.

Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)

Gas-fired flue type: B-vent

17) One or more flue pipe sections or connections were corroded. This is a potential safety hazard due to the risk of exhaust gases entering livingspaces. A qualified person should repair per standard building practices.

Photo 17-1 Note corrosion on the water heater fluepipe.

Photo 17-2



Photo 17-3

KitchenLimitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens,griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cookfunctions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these itemsare as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy ofoperation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subjectto recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal

Condition of counters: Appeared serviceable

Condition of cabinets: Appeared serviceable

Condition of sinks and related plumbing: Appeared serviceable

Condition of under-sink food disposal: Appeared serviceable

Condition of dishwasher: Appeared serviceable

Condition of ranges, cooktops and/or ovens: Required repair, replacement and/or evaluation (see comments below)

Range, cooktop, oven type: Electric

Type of ventilation: None visible

Condition of refrigerator: Appeared serviceable

Condition of built-in microwave oven: N/A (none installed)

Condition of hot water dispenser: N/A (none installed)

Condition of trash compactor: N/A (none installed)

18) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward whenweight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with allfree-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:http://www.reporthost.com/?ATB

Photo 18-1



http://www.reporthost.com/?ATB

19) No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This can be a nuisancefor odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate inliving spaces. Recommend that a qualified contractor install a venting system per standard building practices.

Bathrooms, Laundry and SinksLimitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators,clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine theadequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate watersupply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspectordoes not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundryappliances.

Location #A: Full bath, Master bath

Location #B: 3/4 bath, first floor

Location #C: Laundry room/area

Condition of counters: Required repair, replacement and/or evaluation (see comments below)

Condition of cabinets: Appeared serviceable

Condition of flooring: Appeared serviceable

Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)

Condition of toilets: Required repair, replacement and/or evaluation (see comments below)

Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)

Condition of shower(s) and related plumbing: Appeared serviceable

Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)

Bathroom and laundry ventilation type: Windows

Gas supply for laundry equipment present: Yes

240 volt receptacle for laundry equipment present: No

20) The toilet at location(s) #B didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet asnecessary.

Photo 20-1

21) The bathroom with a shower or bathtub at location(s) #A didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteriaor fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows areclosed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missingin bathrooms with showers or bathtubs.



Photo 21-1

22) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #A. Water can penetrate these areas andcause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.

Lav faucet

Photo 22-1 Photo 22-2

23) One or more sink drains were leaking at location(s) #A and B. A qualified person should repair as necessary.

Drain leaking at stopper connection and tailpiece.

Photo 23-1 There was water leakage noted at theconnection for the drain stopper linkage. Recommendrepair by a licensed plumbing contractor.

Photo 23-2




24) Caulk around the base of the toilet at location(s) #A was missing, substandard and/or deteriorated. Modern standards require caulk to be installedaround the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toiletoverflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard buildingpractices.

Photo 24-1

Photo 24-2

25) Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #A and B. Water may penetrate these areasand cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.





Interior, Doors and WindowsLimitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuumsystems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear inwall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Anycomments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving storeditems, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardouswaste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested ona sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishingsmay obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors andceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicksthrough a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if theflooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.

Condition of exterior entry doors: Appeared serviceable

Exterior door material: Metal, Sliding glass

Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)

Condition of windows and skylights: Appeared serviceable

Type(s) of windows: Vinyl, Multi-pane, Sliding

Condition of walls and ceilings: Appeared serviceable

Wall type or covering: Paneling

Ceiling type or covering: Drywall

Condition of flooring: Appeared serviceable

Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum

26) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, byadjusting latch plates or locksets.

Toilet compartment




Wood Destroying Organism FindingsLimitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areasdocumented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height,areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged iftraversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector doesnot move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing.Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.

Visible evidence of active wood-destroying insects: No

Visible evidence of active wood decay fungi: No

Visible evidence of past wood-destroying insects: No

Visible evidence of past wood decay fungi: Yes, Damage at W/H enclosure

Visible evidence of damage by wood-destroying insects: No

Visible evidence of damage by wood decay fungi: Yes, See above

Visible evidence of conditions conducive to wood-destroying organisms: No

Evidence of prior treatment of wood-destroying insects: Posted inspection notice, 2016

The Parties Understood and Agreed as follows:

1. INSPECTOR GUARANTEES to perform a visual inspection of the home and to provide CLIENT with a written inspection report identifying the defectsthat INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise thebargained-for report. The report is only supplementary to the sellers disclosure.

2. INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the National Association of Certified HomeInspectors posted at http://www.nachi.org/sop.htm.

3. CLIENT understands that the inspection will be performed in accordance to the aforementioned Standards, which contain certain limitations, exceptions,and exclusions.

4. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with realestate agents, owners, repair persons and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties.

5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction wherethe inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is solicensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within thescope of the basic home inspection.

6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditionswithin 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from anyand all obligations.

7. HOLD HARMLESS AGREEMENT: CLIENT agrees to hold any and all real estate agents involved in the purchase of the property to be inspected



http://www.nachi.org/sop.htm.

harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed by reasons of acts or neglects of the INSPECTOR orhis employees or visitors or of independent contractors engaged or paid by INSPECTOR for the purpose of inspecting the subject home.

8. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, then the CLIENT will pay all legal costs, expenses andfees of INSPECTOR in defending said claims.

9. If any provision of this Agreement is declared invalid or unenforceable by any court, the remaining provisions will remain in effect. This agreementrepresents the entire agreement between the parties. No change or modification shall be enforceable against any party unless such change or modificationis in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators,successors and assigns. CLIENT shall have no cause of action against INSPECTOR after one year after from the date of the inspection.

10. Payment, by CLIENT or CLIENTs representative, is due in full at the inspection site, upon completion of the on-site inspection. The CLIENT will pay alllegal and time expenses incurred in collecting due payments.

"A Home Inspection is a Non-Invasive Visual Examination of a Residential Dwelling. Components may include any combination of mechanical, structural,electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, such as: Roof ~ Exterior ~Basement / Foundation ~ Heating Cooling ~ Plumbing ~ Electrical ~ Fireplace ~ Attic & Insulation ~ Doors, Windows & Interior."From NACHI Standards of Practice

"There are conditions that require the removal of some part of the building to observe, measure, or test otherwise concealed construction. Such intrusiveinspections require some demolition and should be performed only with the permission of the owner and by experienced, qualified mechanics."-From the U.S. Department of Housing and Urban Development'sResidential Rehabilitation Inspection Guide, 2000

- HOMES BEING INSPECTED DO NOT "PASS" OR "FAIL" -A home inspector merely discloses his or her findings and reports those findings to the client. Everyone involved graduates to a state of higher learning,and the client can now make better informed decisions about the purchase of a home and its future needs of upkeep and repair.

Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas.Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, tell-tale clues and signs or defects and deficiencies.

The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible andaccessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.

Inspectors typically do not provide warranties or guaranties with their inspections and reports. Buyers should therefore not rely on the inspection as anyform of insurance policy against any latent, hidden, concealed or future defects and deficiencies.

The following are also some key items that buyers should remember and consider when reviewing their inspection reports:* Inspections are not code compliance evaluations.* Inspection reports are not structural engineering reports.* Systems and components that are off during the inspection are not tested or reactivated.* Buyers should consult with and ask questions of owners and their representatives.* Roof inspections and their components are typically done from eaves or street level with binoculars.* Reports are confidential and are meant exclusively for buyers, and not brokers or owners.* Inspectors typically will not find each and every defect in a building, hence buyers should anticipate future typical defects and deficiencies.* Further evaluation by specialists is recommended for any areas showing defects/deficiencies.* A final walk-through inspection should be carried out the day before closing by the new owners to double check the condition of the building.

Limitations:I. An inspection is not technically exhaustive.II. An inspection will not identify concealed or latent defects.III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic, etc.IV. An inspection will not determine the suitability of the property for any use.V. An inspection does not determine the market value of the property or its marketability.VI. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.VII. An inspection does not determine the life expectancy of the property or any components or systems therein.VIII. An inspection does not include items not permanently installed.IX. These Standards of Practice apply only to homes with four or fewer dwelling units.



Exclusions:I. The inspectors are not required to determine:A. Property boundary lines or encroachments.B. The condition of any component or system that is not readily accessible.C. The service life expectancy of any component or system.D. The size, capacity, BTU, performance, or efficiency of any component or system.E. The cause or reason of any condition.F. The cause for the need of repair or replacement of any system or component.G. Future conditions.H. The compliance with codes or regulations.I. The presence of evidence of rodents, animals or insects.J. The presence of mold, mildew or fungus.K. The presence of air-borne hazards.L. The presence of birds.M. The presence of other flora or fauna.N. The air quality.O. The existence of asbestos.P. The existence of environmental hazards.Q. The existence of electro-magnetic fields.R. The presence of hazardous materials including, but not limited to, the presence of lead in paint.S. Any hazardous waste conditions.T. Any manufacturer recalls or conformance with manufacturer installation or any information included in the consumer protection bulletin.U. Operating costs of systems.V. Replacement or repair cost estimates.W. The acoustical properties of any systems.X. Estimates of how much it will cost to run any given system.

II. The inspectors are not required to operate:A. Any system that is shut down.B. Any system that does not function properly.C. Or evaluate low voltage electrical systems such as, but not limited to:1. Phone lines.2. Cable lines.3. Antennae.4. Lights.5. Remote controls.D. Any system that does not turn on with the use of normal operating controls.E. Any shut off valve.F. Any electrical disconnect or over current protection devices.G. Any alarm systems.H. Moisture meters, gas detectors or similar equipment.

III. The inspectors are not required to:

A. Move any personal items or other obstructions,such as, but not limited to:

1. Throw rugs.2. Furniture.3. Floor or wall coverings.4. Ceiling tiles5. Window coverings.6. Equipment.7. Plants.8. Ice.9. Debris.10. Snow.11. Water.12. Dirt.13. Foliage.14. Pets

B. Dismantle, open, or uncover any system or component.C. Enter or access any area which may, in the opinion of the inspector, to be unsafe or risk personal safety.



D. Enter crawlspaces or other areas that are unsafe or not readily accessible.E. Inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or activelyused.F. Do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limitedto, walking on roof surfaces, climbing ladders, entering attic spaces or negotiating with dogs.G. Inspect decorative items.H. Inspect common elements or areas in multi-unit housing.I. Inspect intercoms, speaker systems, radio-controlled, security devices or lawn irrigation systems.J. Offer guarantees or warranties.K. Offer or perform any engineering services.L. Offer or perform any trade or professional service other than home inspection.M. Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use foroccupancy.N. Determine the age of construction or installation of any system structure, or component of a building, or differentiate between original construction orsubsequent additions, improvements, renovations or replacements thereto.O. Determine the insurability of a property.



Documents

David Grostick/Faira (agent) 300 E H St Spc 163 Benicia CA 94510 … · 2018-10-01 · 1731 Howe Ave # 131 Sacramento CA 95825-2209 Inspector: James Mecorney Property Inspection Report