Sample Report

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Summary
Inspection Details
Built-In Kitchen Appliances
Plumbing System
Electrical System
Interiors
Insulation and Ventilation
Garage
Roofing
Exterior
Structural Components
Heating / Central Air Conditioning
Complementary Pictures
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1234 Main St.

San Diego, CA 92111

08/20/2019 9:00AM

inspector

John Robinson

InterNACHI Certified Professional Inspector

agent

Agent Name

Agency Name

119

Items Inspected

Observation items

Attention items

Safety concerns

Thank you for choosing John Robinson's Inspection Group. We really appreciate your business and want to ensure that you get the most out of our inspection and this inspection report. A lot of time and care have been taken to prepare this document for you. Please read the entire inspection report and call us immediately with any questions.

****Verbal statements or opinions expressed at the time of the inspection are not to be relied upon. Only the statements written in this report are the official opinions of your inspector and John Robinson's Inspection Group!****

Very Important Next Steps:

Step 1: Read the entire inspection report!
Step 2: Call your inspector immediately at 619-684-1444, if you have any questions, concerns, or need changes made to the inspection report.

Step 3: Make a list of all Discovery Items marked Consideration Items, Attention Items, and Safety Concerns identified in this report as needing repair or further evaluation.

Step 4: Contact licensed contractors, specialist, and/or qualified professionals and have the Systems marked Consideration Items, Attention Items, and Safety Concerns further evaluated or repaired BEFORE THE END OF YOUR CONTINGENCY PERIOD.

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 Inspection Details section of the report labeled Client.

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 report to 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 tear on the mechanical items in the home, THIS REPORT CAN ONLY REFLECT OBSERVATIONS MADE ON THE DAY OF THE INSPECTION. Subsequent buyers should have a new inspection performed to protect their interests.

Inspectors working for John Robinson's Inspection Group inspect properties in accordance with the Standards of Practice of the International Association of Certified Home Inspectors and our inspection agreement which are 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 observations and opinions expressed within the report take precedence over any verbal comments. It should be understood that 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 this inspection report as significant.

The inspection shall be limited to those specific systems, structures and components that are present and accessible. Components and systems shall be operated with normal user controls, and not forced or modified to work. Those components or systems that are found not to work at time of inspection will be reported, and those items should be inspected and repaired or replaced by a qualified specialist in that field. You must obtain estimates for any items noted in the report that require further evaluation or repair. The inspector cannot know what expense would be considered significant by client, as everyone's budget is different. It is therefore client'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. If you 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 completed within the contingency period by licensed professionals, who may well identify additional defects or recommend some upgrades or replacements that could affect your evaluation of the property. We caution you to be wary of anyone who has a vested interest, and particularly those who attempt to alarm you or denigrate others.

***** VERY IMPORTANT*****

We feel that everything in this inspection report is significant. Especially the Discovery items marked Observation Items, Attention Items and Safety Concern. We cannot assume liability for an item, system, or component the client did not feel was significant at time of inspection, but later feels is. For this reason, we are informing you that when as little as one Component is called out as Observation Items, Attention Items, or Safety Concern in any System of this home inspection report, you must have that entire system further evaluated by a licensed specialist in that field before the end of your contingency period. These licensed specialist may identify additional components within that system that need to be repaired/replaced or recommend some upgrades that could affect your evaluation of the property.

Definitions that may help you understand the above statement better:

System = a set of components working together as parts of a mechanism or an interconnecting network. Examples of a system would be; the Roofing system, the Plumbing system, the Electrical system.

Component = a part or an element of a system. Examples of components would be; a shingle in a Roofing system, a faucet in a Plumbing system, a circuit breaker in an Electrical system.

SCOPE OF WORK

You have contracted for us, John Robinson's Inspection Group, to perform a general home inspection. We performed this inspection in accordance with standards of practice established by the International Association of Certified Home 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 laboratory analysis. By contrast, the general home inspection is completed on-site, at a fraction of the cost and within an hour. Consequently, this general home inspection and its report will not be as comprehensive as that generated by specialists and it is not intended to be.

The purpose of this inspection is to identify systems that should be further evaluated by licensed contractors who through their evaluations may identify additional components, material defects or adverse conditions that could result in injury or lead to costs that would significantly affect your evaluation of the property. We strongly urge you to follow our further evaluation recommendations as stated in the inspection report prior to the end of your contingency period to prevent unexpected issues from arising after the close of escrow.

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

A home and its systems and its components are complicated, and because of this and the limitations of an on-site report, we offer unlimited consultation and encourage you to ask questions. In fact, we encourage candid and forthright communication between all parties, because we believe that it is the only way to avoid stressful disputes and costly 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 and documented well before the close of escrow, because additional defects could be revealed by specialists, or some upgrades recommended that could affect your evaluation of the property, and our service does not include any form of warranty or guarantee.

Definitions of Comments:

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

Inspected (IN) = I visually observed the item, component or unit and it appeared to be functioning as intended.
Not Inspected (NI) = I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended.
Not Present (NP) = This item, component or unit is not in this home or building.
Discovery (D) = One of the following conditions exist: Observation Items, Attention Item, or Safety Concern.

Discovery Items Defined

Observation Items = May include one or more of the following conditions:
1. Items that may not be affecting the function or usability of a system or component. However, if not corrected, it may at some point in the future.

2. Items that may required repair due to age and/or normal wear and tear.

3. The items should be monitored; repair or replacement should be considered.

Attention Items = May include any one or more of the following conditions:
1. The item is not functioning as intended.

2. The item and its entire system need to be further evaluated by a licensed contractor in that field (Plumbing = Plumber, Electrical = Electrician, etc.). The item and/or other items within the system (not identified in this report) may need to be repaired or replaced.

3. Areas, systems or components that were not accessible by our company.

Safety Concern = May include the following condition:
1. Items or systems in which the current state poses a potential safety hazard to the occupants or structure (in the inspectors opinion). This item should be immediately further evaluated and repaired by a qualified technician/contractor to ensure safety.

Note: Damage or additional items in need of repair may exist that are not identified in this inspection report and/or are beyond the scope of this home inspection, may be discovered by the licensed contractor. This is why we strongly recommend that you seek further inspections and evaluations BEFORE THE END OF YOUR CONTINGENCY PERIOD. We cannot and will not be responsible for your failure to follow our recommendations listed in this inspection report.

A home inspection and its report are only describing the condition of the systems and components of this house on the day of inspection. This home inspection is not a home warranty or guarantee of any kind. Systems and components of this home may and probably will fail anytime after the inspection.

We HIGHLY recommend that you purchase and maintain a comprehensive home warranty, including coverage for your home, swimming pool, roofing, heating and air conditioning, plumbing, and electrical systems and renew it each year you own this house.

Mold:

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

Environmental Hazards:

Our company and our inspectors are not licensed or trained to inspect for or test for environmental hazards. If you or anyone occupying or visiting this property are concerned about environmental hazards like; lead, radon, mold, PCBs, mildew, urea- formaldehyde, asbestos, sulfur, contaminated drywall, Chinese drywall, or other toxins in the building, ground, water or air, you need to contact a licensed environmental hygienist to have them visit the property and test for these issues.

Pest:

Our company and our inspectors are not licensed or trained to inspect for pest to include but not limited to: rodents, insects, wood destroying organisms or the damage caused by these animals/organisms.

Pictures:

Any pictures included in this report are not meant to represent every defect that has been found. There may be Observation, Attention and Safety Concern items that do not have a picture included. We suggest reading the entire report to find all of the defects that have been reported on. Pictures, if included, represent only the key finding associated with that picture. If you have any questions on the key findings, please contact the inspector for clarification.

Please Note: John Robinson's Inspection Group hereby certifies that we have no interest present or prospective in the property, buyer, seller, lender or any other party involved in this transaction.

1 - Inspection Details

Information

Info

Property: 
Type

Single Family Residence

Year: 
Built

 2018 

Parties : 
Present

Buyers, Movers, Various Contractors

Weather: 
Conditions 

Clear

Outside: 
Air Temperature

 75° 

Number of : 
Levels 

1

Occupied: 
Is the Home Lived in

Yes
New Construction
This home is new construction. Please review this report closely to determine if any item or component was not inspected due to incomplete work or no utilities. It is common that a new home can need painting or caulking again within the first 5 years due to normal shrinkage and new material. Settlement cracks found in homes usually occur within the first three years. Most builders give a one year warranty on materials and labor. For this reason, please consider another inspection within one year to get the most out of your warranty with your builder.
Occupied Home
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 the cabinets prior to close of escrow.

		IN	NI
2.1	GENERAL INFORMATION	X
2.2	DISHWASHER	X
2.3	GARBAGE DISPOSER	X
2.4	RANGES AND COOKTOPS	X
2.5	BUILT-IN MICROWAVE	X
2.6	WALL OVEN	X
2.7	EXHAUST FAN/RANGE HOOD/DOWNDRAFT	X
2.8	REFRIGERATOR		X
2.9	WASHER/DRYER		X

Range

-Gas-, Thermador
Dishwasher

Thermador
Disposer

Badger
Exhaust/Range Hood

Unknown Brand
Buit-in Microwave

Thermador
Wall Oven

-Electric-, Thermador
Trash Compactor(s)

None

WALL OVEN: 
Thermal Image Showing The Oven Working
Infrared picture of oven in operation. This unit appeared operational.

GENERAL INFORMATION: 
Built-in Appliance Overview
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed 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 home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic 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.

RANGES AND COOKTOPS: 
Thermal Image of Range Working
 Kitchen
Infrared picture of range/cooktop in operation. This unit appeared operational.

BUILT-IN MICROWAVE: 
Picture showing Microwave Working
The operation of the microwave was tested using a microwave tester. This unit appeared functional at the time of inspection.

REFRIGERATOR: 
Refrigerators are Not Inspected
Refrigerators are not inspected because they are outside the scope of a standard home inspection.

WASHER/DRYER: 
Laundry Equipment Not Inspected
Clothes washer and dryer were not tested nor inspected. Testing these units is outside the scope of a standard home inspection.

GENERAL INFORMATION: 
Appliances Not Moved
Our company cannot inspect behind or beneath built-in appliances.  We cannot move them to see behind or beneath them.  We cannot see through any appliance or building materials.  Damage that may include but not limited to; moisture damage, wood destroying organism damage, mold or other environmental hazards, to the floor and wall behind the built-in appliances can be present and not reported on because of this limitation.  You may wish to ask the sellers to disclose any known and unknown defects that may exist behind or below the built-in appliances in this home.  You may also wish to have them moved to view these areas for yourself before the close of escrow.

GENERAL INFORMATION: 
Built-in Appliance Inspection Limitations
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort 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 be used in your further inspection or repair issues as it relates to the comments in this inspection report.

DISHWASHER: 
Dishwasher Test
 Kitchen
We test the dishwasher to introduce a load on the plumbing drain and waste system.  We do not use soap.  It is not intended to determine how well the dishwasher will clean dishes.  Please note that we cannot see behind or below the dishwasher.  Past and/or current leaks can occur behind or below the dishwasher that would not be visible without removing the dishwasher.  Doing so is outside the scope of this inspection. 

DISHWASHER: 
Dishwasher FYI
 Kitchen
The dishwasher turned on and appeared to complete a wash cycle at the time of the inspection. However, this is not a guarantee that this unit will not leak at some time in the future. We recommend purchasing a home warranty to cover the unit an possible damages that may result from a leak.

EXHAUST FAN/RANGE HOOD/DOWNDRAFT: 
Vent Pipe Not Fully Visible
The range hood and/or downdraft vent pipe cannot be fully observed due to wall coverings, floor coverings, HVAC ducting, insulation, framing materials, or other obstructions.  The interiors of these pipes cannot be fully viewed by or company.

REFRIGERATOR: 
Refrigerators are Not Moved
 Kitchen
Refrigerators are not moved as part of this inspection.  Doing so can damage the flooring or adjacent cabinets and wall finishes.  Please note:  Damage can exist behind or below the refrigerator that is not visible because of this limitation.  I recommend asking the sellers to move the refrigerator to allow you to view the space behind and below the refrigerator before the close of escrow. 

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

Credit

Comment

2.9.1 - WASHER/DRYER

Leak Pan NP

A lack of adequate catch pan was noted installed at the laundry area. Recommend installation by a qualified professional to prevent damage in the event of a leak.

Qualified Professional

3 - Plumbing System

Overview
Information

Info
Limitations

		IN	D
3.1	PLUMBING GENERAL	X
3.2	PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEM	X
3.3	FIXTURES AND CONNECTED DEVICES		X
3.4	TUB/SHOWER FIXTURES		X
3.5	CORRECT PLUMBING AT FIXTURES - (Hot on Left/Cold on Right)	X
3.6	PLUMBING DRAIN, WASTE AND VENT SYSTEMS	X
3.7	WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTS	X
3.8	TEMPERATURE AND PRESSURE RELIEF VALVE	X
3.9	WATER HEATER STRAPPING AND BRACING	X
3.10	MAIN WATER SHUT-OFF DEVICE (Describe location)	X
3.11	PRESSURE REGULATOR	X
3.12	GAS STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)	X
3.13	MAIN GAS SHUT OFF VALVE (describe location)	X

Water Source

Public
Plumbing Supply

Copper
Plumbing Distribution

PEX
Washer Drain Size

2 Inches
Plumbing Waste

ABS
Water Heater Fuel Source

Natural Gas
Water Heater Flue Pipe Material

Plastic (PVC/ABS)
Capacity

TANKLESS, 2 UNITS
Year Water Heater Was Made

2017
Manufacturer

RINNAI
Gas Distribution Piping

CSST, Rigid Iron Pipe
Water Filters

None
Water Pressure

50-55 psi

PLUMBING DRAIN, WASTE AND VENT SYSTEMS: 
Main Sewer Cleanout Location
Garage
The main sewer cleanout was noted. This is for your information.

MAIN WATER SHUT-OFF DEVICE (Describe location): 
Main Water Shut Off Location

In the Garage

MAIN GAS SHUT OFF VALVE (describe location): 
Main Gas Shut Off Location

Right side of building

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

PLUMBING GENERAL: 
Completed House - Plumbing Concealed 
A majority of the plumbing supply, distribution, drain, waste, and vent systems were concealed behind the wall and floor coverings, buried in the slab, routed through the attic below the insulation or in inaccessible sections of the attic or crawlspace and were not visible at the time of the inspection.  Our inspection of the plumbing system is non-intrusive and non-destructive and only included the visibly accessible components of the plumbing system.  Please be advised:  THIS INSPECTION OF THE PLUMBING SYSTEM IS NOT A WARRANTY OR GUARANTEE THAT LEAKS OR BLOCKAGES WILL NOT OCCUR ANYWHERE IN THE PLUMBING SYSTEM AT ANY POINT IN TIME AFTER THIS HOME INSPECTION HAS BEEN COMPLETED.  We are informing you now that you should purchase a homeowner insurance policy and home warranty that covers the plumbing system in the event problems develop in this system.  John Robinson's Inspection Group is not and will not be responsible for concealed defects and will be held harmless should any develop in this home.

PLUMBING DRAIN, WASTE AND VENT SYSTEMS: 
General Drain/Waste Pipe
We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of 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, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones are easily cleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. For these reasons, we recommend that you ask the sellers if they 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 covers blockages and damage to the main line. However, most policies only cover plumbing repairs within the house, or the cost of rooter service, most of which are relatively inexpensive.

WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTS: 
Picture of Water Heater
Pictures of water heater. 

WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTS: 
Thermal Image of Hot Water
Thermal image showing the water heater producing hot water at the time of the inspection.

PLUMBING GENERAL: 
Plumbing Inspection Limitations
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and 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 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 be used in your further inspection or repair issues as it relates to the comments in this inspection report.

PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEM: 
General Plumbing Limitations 
Please note: due to wall coverings, insulation, HVAC ductwork, buried lines or other obstructions, it was not possible to observe the entire water supply and distribution system throughout this entire home.  Damage to the piping can be present in a non-visible location.  You may wish to have the water supply and distribution system further explored by a licensed plumber contractor before the end of your contingency period to determine if any latent defects exist.

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

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

Credit
Comment

3.3.1 - FIXTURES AND CONNECTED DEVICES

Sink Stop Inop/Missing
One or more sink stopper did not appear to be functional, not installed properly or was missing components at the time of the inspection at one or more sink.  I recommend further evaluation and repair by a licensed plumber. 

Plumbing Contractor
Credit
Comment

3.3.2 - FIXTURES AND CONNECTED DEVICES

Laundry Hoses Upgrade
The laundry area is equipped with rubber supply lines. This type of line is prone to dry rot and failure. Advise having a licensed plumbing contractor upgrade to new steel braided hoses to prevent this condition.

Qualified Professional
Credit
Comment

3.3.3 - FIXTURES AND CONNECTED DEVICES

Hose Bib Inop
 Noted at the rear exterior wall of the home 
Hose bib inop.  Advise repair.

Plumbing Contractor
Credit
Comment

3.4.1 - TUB/SHOWER FIXTURES

Drain Overflow (FYI)
The drain overflow cover appeared to be installed properly at the bathtub(s).  However, determining if the drain line is properly connected behind these covers is beyond the scope of this inspection.  To ensure that this line is properly attached to the back of the bathtub, we recommend further evaluation by a licensed plumber before the end of your contingency period to determine if latent defects exist. 

Plumbing Contractor
Credit
Comment

3.4.2 - TUB/SHOWER FIXTURES

Shower Head Leak
The shower head leaked at the fitting while in use.  Advise repair by a licensed plumbing contractor to ensure proper function.

Plumbing Contractor
Credit
Comment

3.4.3 - TUB/SHOWER FIXTURES

View All

Low Flow at the Shower Head
Noted at the casita bathroom and the bathroom at bedroom number four
Water flow at the shower head has low flow.  Unable to determine the exact cause, but this is typically a result of hard water build-up.  Recommend further evaluation by a licensed plumber before the end of your contingency period to determine repairs necessary at this time. 

Plumbing Contractor
Credit
Comment

3.6.1 - PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Drain Line Scope Recommended
Our inspection of the drain waste lines is limited to running water down each sink, tub and shower drain and look for slow or clogged drains at each fixture.  This test is very limited and does not ensure that the main drain line is not blocked or clogged and truly functional.  Only a sewer line video scope can provide an accurate and detailed inspection of the main sewer line.  Problems with the main sewer line can be very expensive to repair and should be identified during your contingency period.  Because of this, I highly recommend contacting a qualified sewer line video inspection company and have the main drain line video scoped before the end of your contingency period.   

Plumbing Contractor

4 - Electrical System

Overview
Information

Info
Limitations

		IN	NI	D
4.1	ELECTRICAL GENERAL	X
4.2	OVERHEAD SERVICE ENTRANCE CONDUCTORS		X
4.3	MAIN AND DISTRIBUTION PANELS	X
4.4	LOCATION OF MAIN AND DISTRIBUTION PANELS	X
4.5	SYSTEM GROUNDING AND GROUNDING EQUIPMENT	X
4.6	OVERCURRENT DEVICES (Circuit Breakers, Fuses) AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE	X
4.7	BRANCH CIRCUIT CONDUCTORS			X
4.8	FIXTURES AND CONNECTED DEVICES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)			X
4.9	EXTERIOR LIGHTING (Patio lights, motion sensors)			X
4.10	POLARITY AND GROUNDING OF RECEPTACLES	X
4.11	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)	X
4.12	OPERATION OF AFCI (ARC FAULT CIRCUIT INTERRUPTERS)	X
4.13	SMOKE DETECTORS	X
4.14	CARBON MONOXIDE DETECTOR(S) (Describe number and location)	X
4.15	CABLE AND TELEPHONE ENTRANCE		X
4.16	SOLAR			X

Electrical Service Conductors

Below Ground
Panel Type

Circuit Breakers
Panel Capacity

400 AMP ((2) 200 AMP Breakers)
Electric Panel Manufacturer

SQUARE D
Branch Wire 15 and 20 Amp

Copper
Wiring Methods

Romex
Exterior Lighting Control

Standard switched

MAIN AND DISTRIBUTION PANELS: 
Type

Main panel

LOCATION OF MAIN AND DISTRIBUTION PANELS: 
Main Panel Location

Right

LOCATION OF MAIN AND DISTRIBUTION PANELS: 
Sub Panel Location

Garage, Casita

CARBON MONOXIDE DETECTOR(S) (Describe number and location): 
CO single story.
A CO detector is located in the common hallway as required.

ELECTRICAL GENERAL: 
Electrical General
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative 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 interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location 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, if accessible, 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 any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring 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 minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.

MAIN AND DISTRIBUTION PANELS: 
Picture of Electrical Panel
Pictures of electrical panel(s).

SMOKE DETECTORS: 
Smoke Detector General Information
We recommend replacing all smoke detectors upon moving into the home. Smoke detectors that are 10 years old or older may have a failure rate as high as 30%, and smoke detectors that are 15 years old or older may have a failure rate as high as 50% according to the National FIre Protection Association  www.nfpa.org. We also recommend that a smoke alarm be installed in each bedroom, and at least one on each level outside of bedrooms.

SMOKE DETECTORS: 
SIngle Story Smoke Detector OK
Smoke detectors noted in the hallway and and in each bedroom; operable at the time of the inspection.

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

OVERHEAD SERVICE ENTRANCE CONDUCTORS: 
Buried Service Entrance Wires
The service entrance wires are buried and not visible. This prevented our company from inspecting the condition of these wires. You may wish to have this further explored by a licensed electrical contractor.

BRANCH CIRCUIT CONDUCTORS: 
Additional Electrical Inspection Limitations 
Please note: due to wall coverings, insulation, HVAC ductwork or other obstructions, it was not possible to observe the branch circuit wiring throughout this entire home.  Damage to the insulation or wiring itself can be present in a non-visible location.  You should consider having the branch circuit wiring further explored by a licensed electrical contractor before the end of your contingency period to determine if any latent defects exist.

SOLAR: 
SOLAR
This home is equipped with solar panels. We advise inquiry with sellers about this system: leased/owned, manufacture/installer warranties, etc. Please note: Solar equipment is known to promote moisture intrusion issues when mounted on the roof structure. I was unable to verify the condition of the solar mounts or the roofing below the solar panel areas. You may wish to have this portion of the roof further evaluated by a licensed roofing contractor to determine if latent defects exist.

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

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Comment

4.7.1 - BRANCH CIRCUIT CONDUCTORS

Open Junction Box
Open junction box(es) noted. Whenever wires are joined together, the junction box must have a cover for safety.  We advise installing an approved cover plate for safety.

Electrical Contractor
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Comment

4.7.2 - BRANCH CIRCUIT CONDUCTORS

Improper Termination
Improperly terminated Romex wire(s) noted. This is a shock and fire hazard.  All electrical conductors must be properly terminated inside of a closed junction box.  Recommend further evaluation by a licensed electrical contractor before the end of your contingency period to determine repairs possible at this time.

Electrical Contractor
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Comment

4.8.1 - FIXTURES AND CONNECTED DEVICES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
Loose Outlets
Noted at the right exterior wall of the main house
One or more loose outlet was noted at the time of the inspection. Recommend further evaluation by a licensed electrical contractor before the end of your contingency period to determine repairs possible at this time.

Electrical Contractor
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Comment

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

Missing/Damaged Faceplate
Missing/damaged face-plates noted at one or more outlet and/or wall switch.  Advise repair.

Electrical Contractor
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Comment

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

Inoperable Outlet
Noted at the upper outlet 
Inoperable outlet(s) observed in one or more areas. Recommend further evaluation by a licensed electrical contractor before the end of your contingency period to determine repairs possible at this time.

Electrical Contractor
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Comment

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

 Loose light switch 
One or more lifht switch was noted loose at the time of the inspection. Advise repair by a qualified expert. 

Electrical Contractor
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Comment

4.9.1 - EXTERIOR LIGHTING (Patio lights, motion sensors)

Cracked Glass Pane
Cracked window pane was noted at one or more exterior light fixture.  Advise repair. 

Qualified Professional
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Comment

4.16.1 - SOLAR

Dirty Solar Panels
The solar panels appeared to be dirty.  Dirty solar panels can reduce their efficiency.  Recommend further evaluation and cleaning of this homes solar panels to ensure proper operation. 

Solar Panel Contractor

5 - Interiors

Overview
Information

Info
Limitations

		IN	NP	D
5.1	INTERIOR GENERAL	X
5.2	CEILINGS	X
5.3	WALLS			X
5.4	FLOORS COVERINGS	X
5.5	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS			X
5.6	TUB/SHOWER ENCLOSURE			X
5.7	DOORS (REPRESENTATIVE NUMBER)	X
5.8	WINDOWS (REPRESENTATIVE NUMBER)	X
5.9	ATTIC	X
5.10	ROOM ADDITIONS/MODIFICATIONS		X
5.11	FIRE WALL	X

Ceiling Materials

Sheetrock
Wall Materials

Sheetrock
Floor Covering(s)

Vinyl Plank, Tile
Interior Doors

Wood, Metal, Glass
Cabinetry

Wood
Kitchen Countertop

Granite
Windows

Wood, Double Pane

INTERIOR GENERAL: 
Interior General Information 
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 of doors and windows. The home inspector shall: operate a representative number of windows and interior doors; and report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on 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.

INTERIOR GENERAL: 
General Limitations
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all 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 items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

INTERIOR GENERAL: 
General Limitations Cont.
Please 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 that these conditions may exist in a non-visible or concealed area, I recommend that you have this home further examined by a qualified contractor or environmental hygienist.

WALLS: 
Personal Items
Due to occupants personal items, not all areas were visible. Recommend a careful evaluation during final walk-through.

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

ATTIC: 
Attic Limited Access
Due to the structure of the roof/framing, insulation and forced air handling components, some areas of the attic were not visible and could not be fully inspected.

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

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Comment

5.3.1 - WALLS

Moisture Adjacent to Shower
Master Bathroom
An elevated level of moisture was detected at the wall adjacent to the shower. This can be caused by water leaking through the grout, the pipe penetrations, the enclosure walls and/or the door assembly. There may be moisture damage behind the shower walls which is not visible and cannot be identified without destructive testing, which is beyond the scope of a home inspection.  I recommend further evaluation by a licensed restoration contractor to determine the exact cause and to determine repairs necessary at this time. 

Qualified Professional
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5.5.1 - COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS

Failing Caulking 
Advise caulking around the sinks/countertops. Where sealant is aged and or failing.

Qualified Professional
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Comment

5.5.2 - COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS

Possible Organic Growth
Dark stains were observed on the cabinetry which may indicate the presence of organic growth or mildew. This is most likely caused by the ongoing presence of moisture, or lack of fresh air exchange. Testing for mold is beyond the scope of a home inspection. If you have health issues or if you are concerned about the air quality inside this house, you should have testing performed.

Mold Inspector
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5.6.1 - TUB/SHOWER ENCLOSURE

Recaulk Tub and Shower
The tub/shower enclosures need to be recaulked to prevent moisture intrusion beyond the shower enclosure walls.

Qualified Professional
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Comment

5.6.2 - TUB/SHOWER ENCLOSURE

Grout Cracked
Cracked grout noted in the shower. This can lead to leaks.  Advise caulking/repair as needed.

Qualified Professional
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Comment

5.7.1 - DOORS (REPRESENTATIVE NUMBER)
Master Bath Water Closet missing Door Lock
 The master bathroom water closet door is missing its lock. Advise repair by qualified door contractor or locksmith. 

Door Repair and Installation Contractor

6 - Insulation and Ventilation

Overview
Information

Info
Limitations

		IN	NI	NP
6.1	INSULATION IN ATTIC	X
6.2	INSULATION UNDER FLOOR SYSTEM			X
6.3	WALL INSULATION	X
6.4	VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT)		X
6.5	VENTILATION OF ATTIC AND FOUNDATION AREAS	X
6.6	VENTING SYSTEMS (Kitchens, baths and laundry)	X
6.7	VENTILATION FANS AND THERMOSTATIC CONTROLS			X

Attic Insulation

Blown, Fiberglass
Floor System Insulation

NONE
Ventilation

Roof vents
Exhaust Fans

Fan, Window
Dryer Power Source

Gas Connection
Dryer Vent

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

Insulation and Ventilation Inspection Limitations

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. 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 be used in your further inspection or repair issues as it relates to the comments in this inspection report.

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

7 - Garage

Overview
Information

Info
Limitations

		IN	D
7.1	GARAGE GENERAL		X
7.2	GARAGE CEILINGS/ROOF FRAMING	X
7.3	GARAGE WALLS (INCLUDING FIREWALL SEPARATION)	X
7.4	GARAGE FLOOR	X
7.5	GARAGE DOOR (S)	X
7.6	OCCUPANT DOOR FROM GARAGE TO INSIDE HOME	X
7.7	GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)		X

Garage Door Type

Two automatic
Garage Door Material

Metal
Auto-opener Manufacturer

LIFT-MASTER

GARAGE GENERAL: Personal Items

Due to occupants personal items, not all areas were visible. I was unable to view all the wall and floor surfaces. Damage can exist in these areas that were not visible. Because of this, I advise a careful evaluation during final walk-through. If issues are discovered during your final walk-through, Please contact your inspector immediately to arrange a reinspection of this area so that the inspection report can be updated.

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

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Comment

7.1.1 - GARAGE GENERAL
Rodents
Material which may be rodent droppings was observed in the garage.  If present, pests may chew, damage or contaminate components. Rodents have been found throughout San Diego County which have Hantavirus, which is a health hazard, according to San Diego County Vector Control.  Home inspectors are not licensed pest inspectors and are not qualified to determine the severity of rodent infestation. We advise consulting with a professional pest exterminator for a complete review and removal of any pests or waste material. 

Qualified Professional
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7.7.1 - GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
 Unable to verify If Opener is Equipped with a Battery Backup
 Garage
Unable to verify if this home's automatic garage door opener is equipped with a battery back-up that will allow the door to function during electrical outages.  This can prove to be a safety hazard and may not be in compliance with today's building/safety standards.  I recommend further evaluation by a licensed garage door contractor to determine if repairs are necessary at this time.  To learn more about this recent change please click HERE.

Garage Door Contractor
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7.7.2 - GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
Damaged/Missing Weather Stripping
Damaged/missing weatherstripping was noted at the garage doors. Advise correction to prevent possible pest and moisture intrusion issues.

Garage Door Contractor
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Comment

7.7.3 - GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
Garage Door Auto-Reverse Not Tested
The automatic reverse feature of the garage door openers was not tested by our company.  We elected to not test this feature to avoid causing damage to the garage.  Recommend contacting a garage door contractor to test this important safety feature to ensure the garage door openers reverse the travel of the door in the event the door comes into contact with an object or person.  

Garage Door Contractor

8 - Roofing

Overview
Information

Info
Limitations

		IN	D
8.1	ROOF GENERAL	X
8.2	ROOF COVERINGS		X
8.3	ROOF SHEATHING (As observable from attic)	X
8.4	FLASHINGS, SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS	X
8.5	ROOF DRAINAGE SYSTEMS	X

Roof Covering

Concrete, Tile, Asphalt/Fiberglass Composition Shingle
Roof Covering Observed From

Ladder, Attic Space, Other vantige points
Chimney (exterior)

Stucco

ROOF GENERAL: 
Roof Overview 
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; 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 inspector is 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 damaging the roof covering, and possibly voiding the warranty. This is in accordance with the CREIA and ASHI standards of practice. The entire roof was not visible and I cannot guarantee that all of the tiles are in good condition. I recommend that you have the roof inspected by a licensed roof contractor if you are concerned that there may be tiles that are broken 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 would need to have a roofing company perform a water test and issue a roof certification, which is beyond the scope of a home inspection. However, the sellers or the occupants will generally have the most intimate knowledge of the roof, and you 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 of the roof. It is a visual evaluation of the roof and the attic below. We strongly recommend that you purchase and maintain a roof rider with your home warranty.

Roof Underlayment Inspection Limitation
Due to lack of visibility as a result of the installed roof coverings, we are not able to inspect, evaluate or comment on the condition or installation of the roof underlayment system.  Deficiencies with the underlayment can include but not limited to: premature failure, shrinkage, not installed, improper installation or physical damage.  As a result of these limitations, we recommend further evaluation by a licensed roof contractor to determine if latent defects exist.  

ROOF GENERAL: 
Roof Inspection Limitations
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. 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 be used in your further inspection or repair issues as it relates to the comments in this inspection report.

ROOF COVERINGS: 
Inspected From Ground (Tile)
Tile roof covering was inspected from the ground and attic to avoid damaging the roof covering, and possibly voiding the warranty. This is in accordance with the InterNachi standards of practice. The entire roof was not visible. I cannot guarantee that all of the tiles, flashings, underlayment and roof penetrations are in good condition. I recommend further evaluation by a licensed roof contractor before the end of your contingency period to determine if latent defects exist. 

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

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Comment

8.2.1 - ROOF COVERINGS

Cracked Tiles

Cracked tiles noted. The roof covering was inspected from the ground and attic to avoid damaging the roof covering, and possibly voiding the warranty. This is in accordance with the Inter-NACHI standards of practice. The entire roof was not visible, and there may be additional defects. I recommend further evaluation of the entire roof before the end of your contingency period by a licensed roofer and repair as needed to ensure the roof functions properly.

Roofing Professional

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8.2.2 - ROOF COVERINGS

Slipped Tiles

Slipped tiles noted at at various areas on the roof. This condition exposes the underalyment to direct sunlight which can cause UV damage and allow roof leaks to develop. Recommend further evaluation of the entire roof surface by a licensed roof contractor before the end of your contingency period to determine repairs necessary at this time to ensure this roof functions properly during periods of rain.

Roofing Professional

9 - Exterior

Overview
Information

Info
Limitations

		IN	NI	D
9.1	EXTERIOR GENERAL INFORMATION	X
9.2	WALL CLADDING FLASHING AND TRIM			X
9.3	WINDOWS	X
9.4	DOORS (Exterior)			X
9.5	EAVES, SOFFITS AND FASCIAS	X		X
9.6	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)			X
9.7	DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS	X
9.8	TEMPERED GLASS PRESENT AT DOORS AND WINDOWS	X
9.9	FENCING AND GATES	X
9.10	OUTDOOR KITCHEN/BBQ AND FIREPLACES		X

SIDING MATERIAL

STUCCO
EXTERIOR ENTRY DOORS

WOOD, GLASS
APPURTENANCE

COURTYARD, SIDEWALK, COVERED PATIO
DRIVEWAY

CONCRETE

EXTERIOR GENERAL INFORMATION: 
Exterior General Information 
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; 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 to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration 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; Garage door 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, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

EXTERIOR GENERAL INFORMATION: Exterior Limitations

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort 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 be used in your further inspection or repair issues as it relates to the comments in this inspection report.

OUTDOOR KITCHEN/BBQ AND FIREPLACES: Not Inspected

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

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

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Comment

9.2.1 - WALL CLADDING FLASHING  AND TRIM

Typical Stucco Cracks
There are typical cracks in the stucco, which you should view for yourself. All cracks result from movement, and are structural in that respect, but the vast majority of them have only a cosmetic significance. Monitor conditions and upgrade as needed by qualified contractor

Stucco Repair Contractor
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Comment

9.2.2 - WALL CLADDING FLASHING  AND TRIM

Damage at Stucco
Physical damage was noted at the stucco. Unable to determine the exact cause or extent of the issue. Advise further evaluation and repair by a licensed stucco contractor.

Qualified Professional
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9.2.3 - WALL CLADDING FLASHING  AND TRIM

Gaps in Siding
Several gaps were observed at the siding. These gaps can allow water to flow behind the siding causing damage. Recommend caulking the gaps as needed to seal the siding and prevent water intrusion. 

Siding Contractor
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9.2.4 - WALL CLADDING FLASHING  AND TRIM

Air Conditioner Line Voids
Gaps noted at the flashing around the air conditioner refrigerant lines, where they enter the home. I recommend sealing theses gaps to prevent rodent/pest intrusion.

Pest Control Pro
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9.4.1 - DOORS (Exterior)

Moisture Intrusion at Door
Den
Moisture stains/evidence of moisture intrusion noted at the door. This is typically a result of damaged weather-stripping, roof run-off and/or sprinklers spraying the home.  Recommend further evaluation by a licensed door contractor, waterproofing contractor or moisture intrusion specialist to determine repairs necessary at this time to prevent moisture intrusion from occurring. 

Door Repair and Installation Contractor
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Comment

9.4.2 - DOORS (Exterior)

Door Does not Latch
Garage Side door 
Door(s) dose latch properly in one or more areas. Advise correcting and maintenance as needed.

Door Repair and Installation Contractor
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9.6.1 - VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)

Standing Water Possibility
The landscape may require a trench or drain if water stands or puddles during or after heavy rain. I am unable to determine due to no rain during inspection period.  I recommend further evaluation of the landscape by a licensed grading contractor to determine if repairs are necessary at this time to ensure proper drainage occurs. 

Grading Contractor
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Comment

9.6.2 - VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)

Low Areas-Poor Drainage
Low/neutral areas were observed at the grading which will cause water to pond during rain or extended irrigation. Standing water can be detrimental to the integrity of the foundation of the house. It is important to prevent or minimize standing water around the house. This can be accomplished by properly sloping the ground away from the house, or adding yard drains to carry water away from the low lying areas. Rain gutters should also be installed and drained away from the house.  Recommend further evaluation by a qualified grading contractor to determine repairs necessary at this time to ensure proper drainage occurs. 

Grading Contractor
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9.6.3 - VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)

Sub Surface Drainage
Sub surface drainage observed throughout the exterior in one or more areas. Unable to determine condition and drainage qualified.  I recommend further evaluation by a licensed landscape contractor to ensure these drains function properly. 

Landscaping Contractor
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Comment

9.6.4 - VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)

Hillside Setting
This house is located within a hill setting. Geological or structural evaluations relating to and including the potential for earth movement, types of soil (expansive, clay, etc), and effectiveness of grading and soil preparation, are beyond the scope of our inspection. Home inspectors are generalists and not structural or geotechnical engineers. We advise consulting with a structural and/or geotechnical engineer if you are concerned by conditions about which you are aware, or if you would like additional information before the close of escrow.

Professional Engineer
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9.6.5 - VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)

Moisture Damaged Stucco at Yard Wall
Damaged stucco was noted at a yard wall.  Advise repairing as needed to prevent further deterioration. 

Stucco Repair Contractor

10 - Structural Components

Overview
Information

Info
Limitations

		IN	NI	D
10.1	STRUCTURAL GENERAL INFORMATION	X
10.2	WALLS (Structural)	X
10.3	FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)	X
10.4	FLOORS (Structural)	X
10.5	CEILINGS (structural)	X
10.6	ROOF STRUCTURE AND ATTIC			X
10.7	PRESENCE OF FOUNDATION BOLTS		X

Foundation

Poured concrete
Method used to observe Crawlspace

No crawlspace
Wall Structure

Wood
Floor Structure

Slab, Post Tension
Ceiling Structure

4 Inches or Better
Roof Structure

Engineered wood trusses
Roof-Type

Hip
Method used to observe attic

From entry, Crawled, Limited access
Attic info

Attic access

STRUCTURAL GENERAL INFORMATION: 
Structural General Information 
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and 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 is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building 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 or adversely effect the health of the home inspector or other persons.

PRESENCE OF FOUNDATION BOLTS: Home Likely Bolted

The home is likely bolted to the foundation. However, drywall was in place at the time of the inspection. Bolts could not be seen because of this. I recommend further evaluation by a licensed foundation contractor to confirm.

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

Credit

Comment

10.6.1 - ROOF STRUCTURE AND ATTIC

Damaged or Displaced Framing Member

Damaged or displaced roof framing member was noted at the roof framing in the casita’s attic. Recommend repairing by a licensed general contractor or qualified professional.

General Contractor

11 - Heating / Central Air Conditioning

Overview
Information

Info
Limitations

		IN	NI	NP	D
11.1	HEATING GENERAL	X
11.2	HEATING EQUIPMENT				X
11.3	NORMAL OPERATING CONTROLS	X
11.4	AUTOMATIC SAFETY CONTROLS	X
11.5	PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM	X
11.6	FLUE(S) FOR HEATING EQUIPMENT	X
11.7	DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)				X
11.8	CHIMNEYS AND FLUES (for fireplaces)		X
11.9	SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)			X
11.10	GAS/LP FIRELOGS AND FIREPLACES				X
11.11	COOLING AND AIR HANDLER EQUIPMENT				X
11.12	NORMAL OPERATING CONTROLS	X
11.13	PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM	X

Heating Equipment Type

Forced Air
Heating Equipment Energy Source

Natural gas
Number of Heating Systems (excluding wood)

Three
Heating System Manufacture

CARRIER
Ductwork

Insulated
Filter Type

Disposable
Cooling Equipment Type

Air conditioner unit
Cooling Equipment Energy Source

Electricity
Cooling Equipment Manufacture

CARRIER
Number of Air Conditioning Systems

Three
Types of Fireplaces

Vented gas logs
Number of Woodstoves

None

NORMAL OPERATING CONTROLS: 
Type

Thermostat, Digital, Programmable

NORMAL OPERATING CONTROLS: 
Thermostat Location(s)
Hallway adjacent to the Kitchen and Master Bedroom
Thermostat Location.

AUTOMATIC SAFETY CONTROLS: 
Type

Safety switch

PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM: 
Type

In wall, In ceiling

HEATING GENERAL: 
Heating and Cooling System General Information 
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, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

HEATING GENERAL: 
Heating and Cooling System Limitations
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every 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 something only a licensed heat contractor would discover. 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 be used in your further inspection or repair issues as it relates to the comments in this inspection report.

HEATING GENERAL: 
Additional Heating and Cooling System Limitations
Please note: due to wall  or floor coverings, insulation, roof framing or other obstructions, it was not possible to observe the entire HVAC distribution system throughout this entire home.  Damage to the ducting can be present in a non-visible location.  You may wish to have the HVAC distribution system further explored by a licensed HVAC contractor before the end of your contingency period to determine if any latent defects exist.

FLUE(S) FOR HEATING EQUIPMENT: 
Flue Pipe Not Fully Visible
The entire length of the flue pipe cannot be fully observed due to wall coverings, floor coverings, HVAC ducting, insulation, framing materials, or other obstructions.  The interiors of these flue pipes cannot be fully viewed by or company.

DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors): 
General HVAC Ducting Limitations
Please note: due to wall  or floor coverings, insulation, roof framing or other obstructions, it was not possible to observe the entire HVAC distribution system throughout this entire home.  Damage to the ducting can be present in a non-visible location.  You may wish to have the HVAC distribution system further explored by a licensed HVAC contractor before the end of your contingency period to determine if any latent defects exist.

CHIMNEYS AND FLUES (for fireplaces): 
Liner NI
The liner was not fully inspected inspected by our company. It is recommended to have a qualified chimney sweep clean and inspect for safety.

IN = Inspected
NI = Not Inspected
NP = Not Present
D = Discovery

Credit
Comment

11.2.1 - HEATING EQUIPMENT

Furnace Turned On - Heat Exchanger Not Visible
The furnace appeared to turn on and produce heat at time of inspection.  However, due to the many 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 be performed by a licensed HVAC contractor or the local gas company before the end of your contingency period.

Heating and Cooling Contractor
Credit
Comment

11.7.1 - DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Dirty Filter
The filters are aged and/or dirty and need to be replaced.

Qualified Professional
Credit
Comment

11.7.2 - DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)

Gaps in HVAC Distribution
Gaps and/or aged duct tape noted at portions of the HVAC distribution system.  This will lead to energy loss.  Recommend further evaluation and repair by a licensed HVAC contactor.

Heating and Cooling Contractor
Credit
Comment

11.10.1 - GAS/LP FIRELOGS AND FIREPLACES
Flame Inconsistent  
The flame at each fireplace appeared to be too high or too low.  I recommend further evaluation of each fireplace to ensure they are functional and safe to use. 

Fireplace Contractor
Credit
Comment

11.11.1 - COOLING AND AIR HANDLER EQUIPMENT

Air Conditioner Produced Cool Air
During the test of this home air conditioning system a minimum split of 14 degrees was achieved between the ambient air temperature and the temperature of the air blowing out of the registers.  Because of this, this unit appeared to be functional.  However, this is a limited review.  You should consider having this unit further explored by a licensed HVAC contractor to determine if latent defects exist. 

Heating and Cooling Contractor
Credit
Comment

11.11.2 - COOLING AND AIR HANDLER EQUIPMENT

No Secondary Condensation Drain Line 
Casita
The air conditioning system did not appear to be equipped with a secondary condensate drain line.  This condition can prove to be problematic and cause leaks if the primary drain line were to become clogged or blocked.  I recommend further evaluation by a licensed HVAC contractor before the end of your contingency period to determine repairs necessary at this time. 

Heating and Cooling Contractor

12 - Complementary Pictures

Overview
Information

Info

		IN	NI	NP	D
12.1	Interior	X
12.2	Exterior	X

Interior: 
Dining Room

Interior: 
Kitchen
 Kitchen

Interior: 
Living Room

Interior: 
Half Bathroom

Interior: 
Master Bedroom

Interior: 
Master Bathroom

Interior: 
Den

Exterior : 
Right Side of Home 

Exterior : 
Left Side of Home 

Exterior : 
Rear Yard

Complementary Photographs
The photographs in this section of this inspection report are not intended to point out defects.  These photographs have been provided to you as a complementary service and are for your information.  Only limited representative number of rooms or locations are included in this Complimentary Photo section.  

Interior: 
Bedroom #2

Interior: 
Bedroom #3

Interior: 
Bedroom #4

Interior: 
Laundry room

Interior: 
Garage

Interior: 
Casita/Granny Flat