The subject property is a 39 year old single family residence that appeared to be in excellent condition, overall. This house shows pride of ownership and appeared to be well maintained. No major structural issues were observed during the course of this visual, non-invasive inspection.

The areas of concern are as follows:

1. The forced air furnace and air conditioning units were observed to be approximately 38 years old. The units were not operated due to age and visual assessment. Additionally, the property owner indicated that the air conditioning unit does not function. It is strongly recommended that both units be serviced prior to attempting to operate.
2. The deck was observed to be in fair overall condition with some moisture damage present. The stairs on the west side of the deck were observed to be damaged and in need of repair.
3. There was small amount of moisture damage (dry rot) present in the floor structure under the half bath. This appeared to be from a past toilet fixture leak. Conditions were dry at the time of inspection.
4. The crawlspace was observed to have wet conditions at the Northeast corner where a downspout is discharging at the foundation. This condition may cause damage to the foundation over time. Recommend extending all downspouts away from the foundation and ensure all water drains away.

These highlights are not the full report. Please read the full report carefully, including Information and Limitation sections; and review attachments for the complete inspection information. Please call us with any questions - we are here to help!

A non-technical, non-invasive, visual-only assessment of the systems and components of the house was performed at the time of inspection. However, this is a general visual inspection and is not technically exhaustive, and special equipment may or may not have been used. This visual only evaluation is only intended to provide information and education on the condition of these systems.

This inspection provides observed conditions a the time of inspection only, and does not provide or imply any warranty or guarantee of any system, component, or unit performance beyond this date, nor does it predict safety, future damage, operability, or failure of any system, component or unit.

ADDITIONAL INFORMATION: 

Your general home inspection is a non-invasive, non-technical visual inspection of the general condition of the house systems and components at the date and time set for inspection. Nothing is removed, disassembled, or relocated during the general home inspection. A representative number of working doors, windows and access hatches are opened, and normal operating controls may be used to inspect the condition of systems. Appliances may be operated with normal operating controls; however, if any appliance, including heating, cooling and hot water systems are disconnected from a power source, the inspector will not connect that appliance for inspection and it will not be inspected. Any electrical circuit breakers that are off at the time of inspection will not be turned on for the inspection, and anything served by that circuit will not be inspected. If public water service or main water valves are off, they will not be turned on for the inspection. 

The general home inspection is based on the observations made on the date and time of the inspection, and is not a prediction of safety or future conditions. The general home inspection will not reveal every issue that currently exists or ever could exist, but only those conditions that were observed on the date of the inspection.

Additionally, if the observations were made during dry weather conditions and no visual indication of deficiency was noted; the conditions may change during the wet season.

Any system, component, unit or item that may have a condition indicator (i.e.: good, fair, poor, aged, damaged, etc.) is indicative of the overall general condition; is based on non-invasive, non-technical, visual-only observations made at time of inspection only, with any maintenance, deficiency, or safety conditions noted.

Your general residential inspection is a non-invasive, non-technical visual inspection of the general condition of the house systems and components at the date and time set for inspection.  The general residential inspection will not reveal every issue that exists or ever could exist, but only those items observed and reported on the date of the inspection.

Roof systems become vulnerable and fail for various reasons, including moisture damage, wood destroying pests, mechanical damage, vegetation, aging, etc. It is recommended that an annual inspection be conducted to determine the condition of the roof system that will make repair & maintenance recommendations. This will protect your investment and prolong the service life of these systems. If desired, when the snow cover clears, an appointment for a more complete exterior roof inspection may be scheduled.

The roof was covered with laminated fiberglass composition asphalt shingles. Laminated shingles are composted of multiple layers bonded together. Laminated shingles are also called "architectural" or "laminated" shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer. This type of shingle have an average expected life of thirty (30) years.

With any exceptions noted, the composition asphalt shingles observed on the roof of this house appeared to be in good condition with normal signs of aging and wear. They appeared to be adequately protecting the underlying house structure at the time of inspection.  

Asphalt composition shingles have a total average life expectancy of thirty (30) years. However, there are many variables that will impact the actual years of service that will be realized from the shingles; such as attic temperature, weather, installation method, manufacturing defects, mechanical damage, etc. The asphalt composition shingles covering the roof of this house exhibited general deterioration commensurate with normal aging of the roof covering. They appeared to be adequately protecting the underlying house structure at the time of inspection. It is estimated that the remaining service life of the roof covering is fifteen (15) or more years.

The inspector does not hereby provide a certification, guarantee, or warranty as to roof condition, installation, or remaining life expectancy of the roof covering. Any estimates made herein are based solely upon general observation at the time of inspection. Estimated life and/or remaining life expectancy is given for information only, is not a certification, guarantee, or warranty. For a certification of roof covering condition and remaining life expectancy, it is recommended that you contact a properly licensed, experienced roofing contractor for evaluation.

Exterior house systems become vulnerable and fail for various reasons, including moisture damage, wood destroying pests, mechanical damage, vegetation, aging, etc. It is recommended that an annual inspection be conducted to determine the condition of the exterior systems of the house that will make repair & maintenance recommendations. This will protect your investment and prolong the service life of these systems.

ABOUT EAVES, SOFFITS & FASCIA:  The eaves are the edges of the roof that overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to direct water clear of the walls and may be decorated, or the ends left exposed as part of an architectural style. Soffits are actually eaves that have been "boxed" in so that the rafters are not seen. 

Hip roofs have a continuous eave that extends completely around the building. A gable roof has an eave along the side walls, formed at the rafter ends. Most gable roofs also have a rake eave, or rake extension formed on the gable ends. This is created by extending the rafters out past the building ends. Not only does the eave add to the appearance of the home, it also helps protect the building from sun, rain and snow. 

The rafter tails, or ends are finished with a fascia board that helps protect the rafters from water penetration, which will lead to wood rot.  Fascia boards must be monitored and maintained so that water does not penetrate the wood and cause wood rot. Fascia boards are vulnerable to leaking rain gutters and at the corners, where often, the cut ends were not painted or sealed to keep out moisture, and in either instance, wood rot will set in.  With the exception of intentionally exposed rafter tails as part of an architectural feature, fascia boards should always be installed.

In many instances the eaves of todays houses are finished off with a soffit - the covering on the underside of the overhang. Older houses often have an open eave, with the rafters adding to the decor. Some houses, such as might be seen on a Craftsman-style, have exposed rafter tails, or ends.  Exposed rafter tails must be monitored and maintained yearly to prevent rain water penetration of the wood, which causes wood rot.

Soffits must be designed and installed properly. One of the most important factors is proper ventilation. If soffits are not ventilated, they can cause the formation of ice dams at the eaves. As the attic warms from the house heat, it allows the roof surface to melt snow, or ice, which then runs down into the colder eave surfaces and freezes back again. This creates an ice dam that allows water to work its way back into the walls and ceilings of the house. Venting both the attic with eave vents and the soffit with vent systems increases air circulation and prevents this problem. Ventilation not only prevents ice dams, but helps reduce heat build-up in the summer.

Decks commonly become compromised and fail, causing injury. There are various reasons this happens - aging, dry rot or other wood destroying organisms, fasteners aging, and incorrect construction methods. It is recommended that the deck is inspected annually to determine the condition and safety of the structure. 

Structural systems become vulnerable and fail for various reasons, including moisture damage, settling, wood destroying pests, mechanical damage, aging, etc. It is recommended that an annual inspection be conducted to determine the condition of the structural systems of the house that will make repair & maintenance recommendations. This will protect your investment and prolong the service life of these systems.

Pacific Power:  1-888-221-7070;  https://www.pacificpower.net/res/moving-center.html

Can an Ungrounded Outlet be Dangerous?

Yes. Grounded outlets became the standard in the electrical code for a reason. They prevent possible problems that houses consistently encountered in the past. It's all about safety.

Ungrounded outlets increase the chance of:

• Electrical Fire. Without the ground present, errors that occur with the receptacle may cause arcing, sparks and electrical charge that can spawn fire along walls, or on nearby furniture and fixtures.
• Injury. Ungrounded outlets present a very real risk of shock to persons operating the electronics and appliances plugged into the outlet.
• Property Loss. Ungrounded outlets can short out equipment, rendering electronics, appliances, and tools worthless.
• Messy Miring. In many older houses, its not uncommon to find a mixture of grounded and ungrounded outlets. This indicates piecemeal electrical work done in the past, and can be a clear sign of serious electrical problems, or can cause problems in the future.

Arguments about the safety of ungrounded outlets abound. For instance, how they were used just fine in the past, or how the house that has them hasn't burned down, yet, etc. Well, thats just the thing. Yet. Having ungrounded receptacles greatly increases the chances of something going wrong.

Some or all electrical receptacles had no Ground Fault Circuit Interrupter (GFCI) protection. Although this condition may have been considered acceptable at the time the house was originally constructed, as knowledge of safe building practices has improved over time, building standards have changed to reflect current understanding and experience. Consider having GFCI protection installed as a safety precaution for receptacles within 6 feet of plumbing fixtures. This can be achieved by: 

1. Replacing the current standard electrical receptacles with GFCI outlets; 
2. Replacing the electrical receptacle nearest the over-current protection devices (breakers or fuses) protecting circuits with a GFCI receptacle; or 
3. Replacing the breakers currently protecting the electrical circuits with GFCI breakers.

Additionally, see the attached "The Safe Home" book, and "GFCI Guidelines" for more information.

Currently, in California, smoke alarms are required to be installed on each floor, in each sleeping room and in the immediate vicinity outside of the bedrooms (i.e. a hallway). Proper smoke alarm placement also depends on local ordinance. [Calif. Building Code R314.3] However, currently, in California, operable hardwired and battery-operated smoke alarms that were approved and listed when they were installed don't need to be replaced immediately. [Health & S C 13113.7(a)(4); 13113.7(d)(3)]

Smoke detectors, as observed, may or may not not meet current California requirements and/or standards. The smoke detectors, as observed, did appear to meet California requirements and/or standards that were in place at the time of construction. 

It is easy to bring a house up to current California requirement for smoke detectors, as battery powered (as approved by California State Fire Marshall) units are allowed for older construction, and do not have to be hard-wired.

ADDITIONAL INFORMATION: 

A part of all residential properties: Smoke alarms approved by the State Fire Marshal are required to be placed in all residential properties in California. The State Fire Marshal lists all approved smoke alarms. [Calif. Health & Safety Code 13113.7] Beginning July 1, 2014, the State Fire Marshal required all battery-operated smoke alarms to contain a non-replaceable battery that lasts at least ten years. [Health & S C 13114(b)]

Beginning January 1, 2015, the State Fire Marshal required all smoke alarms (battery-powered, or powered by electricity) to:

• display the date of manufacture;
• provide a place where the date of installation can be written; and
• incorporate a hush feature.

Operable hardwired and battery-operated smoke alarms that were approved and listed when they were installed dont need to be replaced immediately. [Health & S C 13113.7(a)(4); 13113.7(d)(3)]

Note Local ordinance may require replacement sooner. [Health & S C 13113.7(a)(4)]

When an existing smoke alarm no longer works, the replacement smoke alarm is to meet all new requirements.

Smoke alarms are not required if a State Fire Marshal-approved fire alarm system with smoke detectors is installed on the property. An existing fire sprinkler system no longer exempts a residential property owner from smoke alarm installation requirements. [Health & S C 13113.7(a)(5)]

Violations of smoke alarm rules incur a maximum fine of $200 for each offense. [Health & S C 13113.7(e)]

Enforcement on a transfer of a single family residence: Enforcement of smoke alarm rules is also triggered on the transfer of a single family residence (SFR). Sellers certify the property is in compliance with smoke alarm rules on the Transfer Disclosure Statement (TDS). The certification TDS is handed to the buyer as soon as practicable (ASAP) before the seller enters into a purchase agreement or counteroffer. [Health & S C 13113.8(b)-(c)]

Smoke alarm rules for rentals: Owners of multi-unit residential property or a single family residence (SFR) rental property are required to install, maintain and test smoke alarms on their property. [Health & S C 13113.7(d)(2)] Owners (or property managers, as owners agents) are required to ensure smoke alarms are operable when a new tenancy is created. [Health & S C 13113.7(d)(2)(B)] However, tenants are responsible for notifying the owner or property manager if the smoke alarm becomes inoperable. The owner is not in violation of smoke alarm requirements if they are unaware of a malfunction in the smoke alarm after the tenant is given possession. [Health & S C 13113.7(d)(2)(B)] Additionally, owners of any residential rental property are to install additional smoke alarms to ensure devices are located in accordance with current local building standards. [Health & S C 13113.7(d)(3)] 

In California, smoke alarms are to be installed on each floor, in each sleeping room and in the immediate vicinity outside of the bedrooms (i.e. a hallway). Proper smoke alarm placement also depends on local ordinance. [Calif. Building Code R314.3] Smoke detector laws dont mandate the frequency of owner inspections. However, landlords have a duty to inspect the premises upon entry for any purpose. Inspections need not be exhaustive, but landlords are liable for any dangerous condition that is observable by a reasonable person. [Mora v. Baker Commodities, Inc. (1989) 210 CA3d 771]
Thus, if a smoke alarm defect can be reasonably ascertained visually during a landlords visit to the unit, the landlord needs to repair or replace the device.

All smoke detectors should be checked for adequate number and placement, and should be tested for proper operation upon moving into the house.

See Additional Documents for more information about smoke detectors/alarms.

Carbon monoxide detectors, as observed, may or may not not meet current California requirements and/or standards. 

CALIFORNIA CARBON MONOXIDE DETECTOR REQUIREMENTS

The California's Carbon Monoxide Poisoning Prevention Act of 2010 dictates that, starting from July 1, 2011, all residential property, 1 to 4 units must be equipped with approved carbon monoxide detector equipment.

The equipment must be approved by the California State Fire Marshal. New construction or remodels shall be hard-wired with battery back-up, interconnecting all detectors so that when one alarm sounds, they all do. Finally, Carbon Monoxide alarms are not intended and neither suitable for fire and smoke detection.

California's Carbon Monoxide Poisoning Prevention Act of 2010

A carbon monoxide detector is a plug-in device, either battery supplied or wired to alternate current that emits a highly distinctive sound when carbon monoxide is detected. A carbon monoxide detector is not the same as a smoke detector; however, if a combination detector is being installed, it should be capable of identifying both fumes with different sounds.

Every builder must install these approved devices, Cal. Health & Safety Cod17926(a), in each dwelling unit as following this applicable time period:

For all existing single-family dwelling units on or before July 1, 2011

For all other existing dwelling units, duplex/apartment/condominium complex, on or before Jan. 1, 2013. The Carbon Monoxide Poisoning Prevention Act of 2010 mandates that detectors must be installed if the residential unit has any of the following:

• Gas appliances such as gas stove, fireplace, gas water heater, etc.
• Fireplace
• An attached garage

From January 1, 2013, all multi-family units will be required to install Carbon Monoxide detectors, even if the property is listed as a rental property.

Information specific to the Act is found in the California Health and Safety Code Sections 13260 through 13263. See the California Health & Safety Code Sections 13261 & 17926.

Carbon Monoxide Detector California Code Requirements

California building code standards require that all new constructions, per section R315, mandate that the detector must be:

Installed outside of each separate sleeping area in the immediate vicinity of the bedroom(s) in dwelling units and on every level including basements within which fuel-fired appliances are installed and in dwelling units that have attached garages.

Under section 420 of the CBC also requires that the monoxide detector must be:

Installed outside of each separate sleeping area in the immediate vicinity of the bedroom(s) in dwelling units and on every level including basements within which fuel-fired appliances are installed and in dwelling units that have attached garages.

Carbon Monoxide Detector Installation

Carbon monoxide detectors required by the law on the State of California should be installed properly. As a general practice carbon monoxide detectors shall be installed:

• On a wall about five feet above from floor level.
• It is recommended installing the detector at least 6 inches from all exterior walls and at least 3 feet from HVAC vents.
• Carbon monoxide detectors can be installed on ceiling; however, wall installation is recommended.
• Each floor needs its own set of monoxide detectors when required by building codes.
• It is recommended installing carbon monoxide detectors near the sleeping area.
• Follow manufacturer's recommendations or follow guidelines by Standard 720 of the National Fire Protection Association.

Carbon Monoxide Approved Manufacturers

The following is a list of carbon monoxide detectors manufacturers approved by the State Fire Marshall Office. Please check the current and updated approved manufacturers for the most recent list.

BRK BRANDS, INC.

GENTEX CORPORATION

Linear LLC

Universal Security Instruments

KIDDE SAFETY

PATRICK PLASTICS INC

QUANTUM GROUP INC

Carbon Monoxide Risk

Carbon monoxide can be deadly and extreme harmful. It is produced by burning fuels, coal, wood, oil, gas and several other petroleum-based products. It is also produced by common industrial equipment, cars, and electrical generators. Lower levels of carbon monoxide poisoning could produce:

• Headaches
• Dizziness
• Disorientation
• Nausea
• Fatigue

Please see California Carbon Monoxide Requirement FAQ attached to the report.

Carbon monoxide detectors are required when any liquid (gas, diesel, kerosene, etc.) or solid fuel (wood, wood pellets, etc.) appliances, fireplaces, or stoves are used for the house. Existing carbon monoxide detectors, if any, should be tested for proper operation upon moving into the house.

See Additional Documents for more information about carbon monoxide detectors/alarms.

Water filter, softener, or conditioner systems are not part of the home inspection and these systems were not inspected. Recommend having the system serviced by technician upon moving in to the house.

Plumbing systems develop problems at various points for various reasons. Plumbing leaks in walls, under sinks, in the crawlspace, and other locations can cause significant damage over time. It is recommended that an annual inspection be conducted to determine the condition of the plumbing system that will make repair & maintenance recommendations. This will protect your investment and prolong the service life of these systems.

Due to the age of the unit, the home warranty included with the inspection may not cover this unit.

Unit was observed to be past the average expected service life for appliance category. Due to the age of the unit, it is unknown how much longer it will perform, and parts may no longer be available for repair.

It is recommended to flush and service your water heater tank unit annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Due to the age of the unit, the home warranty included with the inspection may not cover this unit.

Unit was observed to be past the average expected service life for appliance category. Due to the age of the unit, it is unknown how much longer it will perform, and parts may no longer be available for repair.

It is recommended to flush and service your water heater tank unit annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Due to the age of the unit, the home warranty included with the inspection may not cover this unit.

Unit was observed to be past the average expected service life for appliance category. Due to the age of the unit, it is unknown how much longer it will perform, and parts may no longer be available for repair.

Recommend a qualified HVAC technician clean and perform routine service of the system upon moving into the house, and annually thereafter. 

Recommend a qualified HVAC technician clean and perform routine service of the system upon moving into the house, and annually thereafter. 

Due to the age of the unit, the home warranty included with the inspection may not cover this unit.

Unit was observed to be past the average expected service life for appliance category. Due to the age of the unit, it is unknown how much longer it will perform, and parts may no longer be available for repair.

Recommend a qualified HVAC technician clean and perform routine service of the system upon moving into the house.

Recommend service by qualified technician/chimney sweep for cleaning, maintenance and any necessary repairs (to include flue and/or flue pipe) prior to use, and once each year before cold season.

Wood stove systems develop problems at various points for various reasons. Damage to fireboxes, flue and other systems can cause various hazards for the house and its residents. It is recommended that an annual inspection be conducted to determine the condition of the wood stove system that will make repair & maintenance recommendations. This will protect your investment and prolong the service life of these systems.

Acoustic-type ceiling was observed; either popcorn-type or tiles. These acoustic ceiling materials in a house this age might contain asbestos. The presence of asbestos containing materials does not necessarily present a hazard. Homeowners should be aware of and knowledgeable about these materials to better understand about asbestos in the home.

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Due to the age of the unit, the home warranty included with the inspection may not cover this unit.

Unit was observed to be past the average expected service life for appliance category. Due to the age of the unit, it is unknown how much longer it will perform, and parts may no longer be available for repair.

Due to the age of the unit, the home warranty included with the inspection may not cover this unit.

Unit was observed to be past the average expected service life for appliance category. Due to the age of the unit, it is unknown how much longer it will perform, and parts may no longer be available for repair.

Due to the age of the unit, the home warranty included with the inspection may not cover this unit.

Unit was observed to be past the average expected service life for appliance category. Due to the age of the unit, it is unknown how much longer it will perform, and parts may no longer be available for repair.