1. No category

INSPECTION REPORT
For the Property at:
1220 SAMPLE REPORT ST
VISTA, CA 92084
Prepared for: JOHN DOE
Inspection Date: Friday, October 12, 2012
Prepared by: Robert Guarino
Advantage Home Inspection Service, Inc.
1081 Camino del Rio So., Suite 216, Suite 216
San Diego, CA 92108
619-543-0691
Fax: 619-543-0163
http://advantagehomeinspection.net
[email protected], [email protected]
The best home inspection experience available.
October 24, 2013
Dear John Doe,
RE: Report No. 1197
1220 Sample report St
Vista, CA
92084
Thanks very much for choosing us to perform your home inspection. The inspection itself and the attached report comply
with the requirements of the Standards of Practice of our national Association. This document defines the scope of a
home inspection.
Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage
you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and
report. http://www.ashi.org/documents/pdf/standards.pdf
The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be
responsible to any parties for the contents of the report, other than the party named herein .
The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectors
cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If
conditions change, we are available to revisit the property and update our report.
The report itself is copyrighted, and may not be used in whole or in part without our express written permission.
Again, thanks very much for choosing us to perform your home inspection.
Sincerely,
Robert Guarino
on behalf of
Advantage Home Inspection Service, Inc.
Advantage Home Inspection Service,
Inc.
1081 Camino del Rio So., Suite 216,
Suite 216
San Diego, CA 92108
619-543-0691
Fax: 619-543-0163
http://advantagehomeinspection.net
[email protected], [email protected]
INVOICE
October 24, 2013
Client: John Doe
Report No. 1197
For inspection at:
1220 Sample report St
Vista, CA
92084
on: Friday, October 12, 2012
Fourplex: 4 homes in one building
$800.00
Total
$800.00
Advantage Home Inspection Service,
Inc.
1081 Camino del Rio So., Suite 216,
Suite 216
San Diego, CA 92108
619-543-0691
Fax: 619-543-0163
http://advantagehomeinspection.net
[email protected], [email protected]
Report No. 1197
AGREEMENT
1220 Sample report St, Vista, CA
October 12, 2012
http://advantagehomeinspection.net
PARTIES TO THE AGREEMENT
Company
Advantage Home Inspection
Service, Inc.
1081 Camino del Rio So., Suite
216, Suite 216
San Diego, CA 92108
Client
John Doe
Total Fee: $800.00
This is an agreement between John Doe and Advantage Home Inspection Service, Inc..
ADVANTAGE HOME INSPECTION AGREEMENT
THIS AGREEMENT LIMITS OUR LIABILITY-PLEASE READ CAREFULLY
The Advantage Home Inspection Agreement (the Agreement) is made effective on the date stated on Page 2 of this
agreement by and between Advantage Home Inspection Service (hereinafter Advantage, we, us and our) and client
named on page 2 of this agreement (hereinafter client, you or your) (collectively parties). We are independently owned
and operated, engaged in the business of providing home inspection services. You desire to have a general home
inspection (the inspection) performed on a home located at the address stated on page 2 of this agreement.
FEE: You agree to pay the fee stated on Page 2 of this agreement for the performance of the Inspection service(s). This
amount shall be paid in full prior to the completion of the inspection (unless otherwise agreed in writing by the parties).
Should you fail to timely pay the agreed upon fee(s), you shall be responsible for paying any and all fees associated with
collection, including but not limited to administration costs, attorneys fees, and cost of litigation.
SCOPE OF THE INSPECTION: This Inspection is a limited visual examination of certain readily accessible systems and
components (designated for Inspection herein) using normal operating controls and opening readily openable access
panels. The purpose of the Inspection is to provide you with information about the condition of certain systems and
components of the home at the time of the Inspection. The Inspection will be performed in accordance with the
Standards of Practice of the American Society of Home Inspectors (the ASHI Standard). (a copy of which is available
from us upon request and should be reviewed by you prior to accepting our services). The ASHI standards are hereby
incorporated by reference in their entirety and are hereby made a part of this Agreement. All terms used herein and not
otherwise defined shall have the meaning set forth in the ASHI Standards. The inspector is a generalist and is not a
licensed engineer or expert in any specific craft or trade. If the inspector recommends further action, including (but not
limited to) consulting with a specialized expert(s), you must do so at your expense or otherwise assume all risks
associated with failure to do so. This inspection is not technically exhaustive. The fee charged for this Inspection is
substantially less than that of a technically exhaustive inspection.
A written Inspection Report will be provided describing the following systems and components: structural components
(including foundation and framing), exterior, roof system, plumbing system, electrical system, heating system, installed
central and through-wall air conditioning systems, interiors, insulation & ventilation, and fireplaces & solid fuel burning
appliances. The Report will identify the following: (a) which systems and components designated for inspection herein
are, in the professional opinion of the inspector, significantly deficient or near the end of their service lives. (b) why the
inspector deems the system or component to be significantly deficient or near the end of its service life, (c) whether
further evaluation, correction or monitoring is needed, and (d) whether any system or component described herein was
not inspected and why it was not inspected. We reserve the right to modify the Report for a period of time that shall not
Providing great home inspections for every client every time
Report No. 1197
AGREEMENT
1220 Sample report St, Vista, CA
October 12, 2012
http://advantagehomeinspection.net
exceed forty-eight (48) hours after the Report has been first delivered to you. Nothing in this Agreement is intended to
limit the inspector from reporting observations and conditions in addition to those identified herein or excluding systems
and components from the Inspection if agreed to in writing and signed by the parties. Should we, as a courtesy, exceed
any particular requirement set forth herein in one area, we shall not be obligated to exceed the requirements in other
areas.
EXCLUSIONS: A system or component is not readily accessible if because it is concealed or inaccessible due to
obstructions, including (but not limited to) floor coverings, suspended ceiling tiles, insulation, furniture or other personal
property, soil, vegetation, water, ice or snow cannot be inspected. We are not required to move or disturb such items in
order to diminish or eliminate the obstruction. We are not required to report on or engage in any practice or act that is
not included or that is specifically excluded in the ASHI Standards unless otherwise agreed to in writing signed by the
parties. We are not required to inspect anything identified in the ASHI Standards as limitations or exclusions specific to
the systems and components inspected. The list of the following specific exclusions is not an exhaustive list; see ASHI
Standards for additional exclusions and limitations. We are NOT required to determine the following: remaining life of
any system or component, the causes of any condition or deficiency, methods and costs of corrections, suitability of the
property for a specialized use, market value or marketability, advisability of purchase of the property, the presence of
pests such as wood damaging organisms (including termites), rodents or insect, rot/decay, fungus, decorative items,
underground items, breached thermal pane seals, or items not permanently installed. We are not required to do the
following: predict future conditions including (but not limited to) failure of components, operate any system or component
that is shut down or otherwise inoperable, light pilot lights, determine the presence of hazardous substances, enter
hazardous areas, or perform engineering, architectural, plumbing, or any other job function requiring an occupational
license or certification in your jurisdiction (unless the inspector holds a valid license or certification and the parties agree
in writing signed by the parties on the additional service(s) for an additional fee). We are not required to inspect fences,
soil conditions, spas, saunas, steam baths, pools (and related equipment), outbuildings (other than garage or carport),
sprinkler systems, private and community waste disposal systems, telephones, cable television, intercoms, security
systems, low voltage lighting systems, any timing systems, well systems, window-unit air conditioning system, and
heating or cooling systems when weather conditions or other circumstances may cause equipment damage. We are not
required to inspect cosmetic items such as paint, wallpaper, carpet, or other finishes on walls, ceilings or floors, and any
type of window treatment (such as blinds or draperies). We are not required to determine non-compliance with
manufacturers specifications or applicable regulatory requirements, including (but not limited to) building code
compliance. Water/moisture, leaks, seepage and drainage problems are often only visible during or after a certain
amount of rain. It is thus impossible to observe water/moisture, leaks, seepage and drainage problems unless the
inspection is conducted during or immediately after a rain sufficient to reveal such problems.
ADDITIONAL SERVICES: A general home inspection does not include, among other things, the following services:
carbon monoxide test, radon gas test, lead-based paid test, water analysis, on-site waste disposal system inspection,
basic energy assessment, wood destroying insects (or organisms) inspection, asbestos test, engineering services, or
invasive testing of EIFS-Exterior Insulation & Finishing Systems (also known as artificial or synthetic stucco) to determine
the existence of moisture and damage related thereto. We may be able to perform any one or more of these additional
services upon your request for an additional fee (s). The terms of the performance of such services shall be defined in a
separate agreement or addendum signed by the parties.
DISPUTE RESOLUTION AND REMEDY LIMITATION:
Notice of Claims. You understand and agree that any claim(s) or complaint(s) arising out of or related to any alleged act
or omission of ADVANTAGE in connection with the Inspection shall be reported to us, in writing, within ten (10) business
Providing great home inspections for every client every time
Report No. 1197
AGREEMENT
1220 Sample report St, Vista, CA
October 12, 2012
http://advantagehomeinspection.net
days of discovery. Unless there is an emergency condition, you agree to allow us a reasonable period of time to
investigate the claim(s) or complaint(s) by, among other things, re-inspection before you, or anyone acting on your
behalf, repairs, replaces, alters or modifies the system or component that is the subject matter of the claim. You
understand and agree that any failure to timely notify us and allow adequate time to investigate as stated above shall
constitute a complete bar and waiver of any and all claims you may have against us related to the alleged act or omission
unless otherwise prohibited by law.
Arbitration
- Any dispute, controversy, interpretation or claim including claims for, but not limited to, breach of contract, any form of
negligence, fraud, or misinterpretation arising out of, from or related to, this contract or arising out of, from or related to
the inspection or inspection report shall be submitted first to a Non-Binding Mediation conference and absent a voluntary
settlement through Non-Binding Mediation to be followed by final and Binding Arbitration, if necessary, as conducted by
Construction Dispute Resolution Services, LLC or Resolute Systems, Inc. utilizing their respective Rules and Procedures.
If you would like to utilize the Mediation or Arbitration services of another dispute resolution provider other than one of
those so stated please submit your recommendation to us for our consideration. If the dispute is submitted to Binding
Arbitration, the decision of the Arbitrator appointed there under shall be final and binding and the enforcement of the
Arbitration Award may be entered in any Court or administrative tribunal having jurisdiction thereof.
NOTICE: YOU AND WE WOULD HAVE A RIGHT OR OPPORTUNITY TO LITIGATE DISPUTES THROUGH A COURT
AND HAVE A JUDGE OR JURY DECIDE THE DISPUTES BUT HAVE AGREED INSTEAD TO RESOLVE DISPUTES
THROUGH MEDIATION AND BINDING ARBITRATION.
Limitations Period-Any legal action arising from this Agreement or from the Inspection and Report, including (but not
limited to) the arbitration proceeding more specifically described above, must be commenced within one (1) year from the
date of the inspection. Failure to bring such an action within this time period shall be a complete bar to any such action
and a full and complete waiver of any rights, or claims based thereon. This time limitation period may be shorter than
provided by state law.
Limit of Liability Due to the nature of the services we are providing, it is difficult to foresee or determine (at the time this
Agreement is formed) potential damages in the event of negligence or breach of this Agreement by us. Thus, if we fail to
perform the Inspection as provided herein or are careless or negligent in the performance of the Inspection and/or
preparing the Report our liability for any and all claims related thereto is limited to twice the fee paid for the Inspection or
$500.00 (unless contrary to state law), and you release us from any and all additional liability. There will be no recovery
for consequential damages. You understand that an inspection without this limitation of liability would be more
technically exhaustive, likely require specialist(s) and would cost substantially more than the fee paid for this limited
visual inspection.
OTHER PROVISIONS:
Confidentiality You understand that the Inspection is being performed (and the Report is being prepared) for your sole,
confidential and exclusive benefit and use. The Report, or any portion thereof, is not intended to benefit any person not a
party to this Agreement, including (but not limited to) the seller or the real estate agent(s) involved in the real estate
transaction (third party). If you directly or indirectly allow or cause the Report or any portion thereof to be disclosed or
distributed to any third party, you agree to indemnify, defend, and hold us harmless for any claims or actions based on
the Inspection or the Report brought by the third party.
Severability and Entire Agreement The parties agree that should an Arbitrator or Court determine that any provision(s) in
the Agreement is void, voidable, or unenforceable, the remaining portions shall remain in full force and effect. This
Agreement (in its entirety), and any attached, executed Addenda, contains the entire agreement between the parties, and
Providing great home inspections for every client every time
Report No. 1197
AGREEMENT
1220 Sample report St, Vista, CA
October 12, 2012
http://advantagehomeinspection.net
there are no other representations, warranties, or commitments, except as are specifically set forth herein. This
Agreement supersedes any and all representations or discussions, whether oral or written, if any, among the parties
relating to the subject matter of this Agreement. This Agreement may be modified, altered or amended only if agreed to
in writing and signed by the parties.
THE INSPECTION, INSPECTION AGREEMENT AND REPORT DO NOT CONSTITUTE A WARRANTY, AN
INSURANCE POLICY, OR A GUARANTEE OF ANY KIND; NOR DO THEY SUBSTITUTE FOR ANY DISCLOSURE
STATEMENT AS MAY BE REQUIRED BY LAW.
By signing below you acknowledge that you have read, understand and agree to the terms and conditions of this
agreement, including (but not limited to) the limitation of liability, arbitration clause and limitations period, and agree to
pay the fee listed below.
I, John Doe (Signature)___________________________, (Date)_______________, have read, understood and
accepted the terms of this agreement.
Providing great home inspections for every client every time
Report No. 1197
SUMMARY
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
This Summary gathers together significant issues concerning the property. These can be simple repair or replacement
issues as well as safety issues. This section is provided as a courtesy and cannot be considered a substitute for reading
the entire report. Please read the complete document.
Priority Maintenance Items
Roofing
General
The roof has a wavy appearance to it at the mid section. There is also a blue tarp covering a part of the flat room near
the Satellite antenna. The tarp was covered with bricks to keep it down. The comp shingles appear in serviceable
condition with very little granule loss and all ridge tiles in place. The flat roof is older with noticeable patches. All debris
must be removed from gutters, damage repaired, and extensions should be provided for downspouts to lead water
away from the crawl space. I would advise asking a disclosure by the seller regarding the tarp on the roof. Secondly, I
would advise consulting with a contractor to check out both the waviness of the roof as well as the angle on flat roof at
834 to insure that water will not pond on top and seep into the apartment below.
Location: Roof
Task: Further evaluation needed by a roofing contractor
Exterior
General
We advise referring to structural pest inspection report.
Please refer to pest control report for all issues concerning dry rot and termite damage on property.
ROOF DRAINAGE \ Gutters
Condition: Loose or damaged
Front gutter at 834 is loose and damaged. It is torn in the rear section.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Front gutter 834
Task: Repair or replace
ROOF DRAINAGE \ Downspouts
Condition: Should discharge 6ft. from building
We advise adding an extension to lead water away from the home
Implication(s): Chance of water damage to contents, finishes and/or structure
WALLS \ Soffits and fascia
Condition: Damage
Some wood splitting noted at Fascia.
Implication(s): Cosmetic defects | Chance of water damage to contents, finishes and/or structure
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Page 1 of 38
Report No. 1197
SUMMARY
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
WALLS \ Stucco and EIFS
Condition: Moisture penetration noted at exterior stucco. The stucco is flaking away and crumbling at various
locations on property. A trowled area at the front of the property has been left unfinished between the two new vinyl
window. Large patches have been noted. Moisture penetration and flaking noted at the rear wall of 834 addition. It would
be wise to consult with a stucco specialist to make corrections before further deterioration occurs.
Location: Exterior stucco
Task: Repair where needed/Consult specialist
EXTERIOR GLASS \ Storms and screens
Condition: Make sure all window and door screens are present and in serviceable condition. This is considered part
of normal home maintenance.
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns
Condition: Support columns were added to support balcony at 834. Some cracking noted at blocks. They are not
strapped according to current code.
Location: 834 Front
Task: Strap/Owner disclosure
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors
Condition: Damage
Significant cracking noted at balcony of 834. This is an issue because water may have penetrated into the wood sub floor
below. Advise making corrections
Implication(s): Weakened structure | Chance of movement
Location: 834 Front Balcony deck
Task: Repair and make sure balcony is water tight
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landings
Condition: Some splitting noted at exterior steps leading to unit at 834. Repair where needed and check the termite
report for dry rot issues.
Location: Exterior steps at 834
Task: Repair where needed
LANDSCAPING \ Lot grading
Condition: We advise regrading where needed to assure all water drains away from the home foundation.
No subsurface drains were noted on the property. The rear of 834 has drainage issues as does the rear patio areas
behind 832 A & B. Water needs to be led away from the foundation/ crawlspace whenever possible.
Location: Behind 834 and back patio area
Task: Consult with drainage specialist/landscaper
LANDSCAPING \ Driveway
Condition: Asphalt noted cracked throughout driveway.
Location: Driveway
Task: Repair when needed
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Page 2 of 38
Report No. 1197
SUMMARY
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
LANDSCAPING \ Walkway
Condition: Stress/settling cracks noted.
LANDSCAPING \ General
Condition: Extensive vegetation and overgrowth noted. This can promote moisture damage and wood deterioration to
the siding and structure that is not always visible to the inspector. We advise trimming/removing vegetation to prevent
damage to the home. This was a limited review of this area. Damage/deterioration can only be viewed after removal of
vegetation/overgrowth.
Location: At rear of property
Task: Cut back vegetation
LANDSCAPING \ Fence
Condition: Fence damage noted on property. All wood fences will have to be maintained on an ongoing basis. When
a board rots, splits, or shows general deterioration, replacement will be necessary. Keep all wood fence boards out of
the soil to ensure the longest life possible for your fences.
Structure
General
There appears to be an addition to the original structure. We are unable to determine if permits were issued at the time
of construction. We advise obtaining this information prior to the close of escrow.
FOUNDATIONS \ Foundation
Condition: The original foundation configuration is pier and post with a concrete stem wall. A very limited view from
the crawl space due to access height. The pier blocks and columns appear to be lined up under the main beams of the
property. No obvious interior settling was noted. The stem wall showed signs of efflorescence a result of moisture
penetration. Some typical erosion has occurred around the pier blocks. 834 was built in 1977 with a slab foundation and
appears in serviceable condition. If more information is required it would be necessary to consult with a structural
engineer.
Location: Foundation of two buildings
Task: Information
Condition: The crawlspace shows evidence of seasonal moisture penetration (water stains and efflorescence). It
should be understood that it is impossible to predict the severity or frequency of moisture penetration on a one-time visit
to a home. Virtually all crawlspaces exhibit signs of moisture penetration and most will have water intrusion at some
point in time. The visible evidence is not considered unusual for a home of this age, construction and location. Further
monitoring of the foundations will be needed to determine what improvements, if any, will be required. Water intrusion in
the crawlspace rarely affects the structural integrity of a home. The vast majority of crawlspace leakage problems are
the result of insufficient control of storm water at the surface. The ground around the home should be sloped to
encourage water to flow away from the foundations. Gutters and downspouts should act to collect roof water and drain
the water at least five feet from the foundation, or into a functional storm sewer. Downspouts that are clogged or broken
below grade level, or that discharge too close to the foundation, are the most common source of crawlspace leakage.
Please refer to the Roofing and Exterior sections of the report for more information.
Providing great home inspections for every client every time
Page 3 of 38
Report No. 1197
SUMMARY
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
ROOF FRAMING \ Sheathing
Condition: Water stains
832A attic access
Implication(s): Material deterioration
Electrical
General
The electrical system for the property appears adequate. There is a combination of grounded and ungrounded outlets.
Some GFCI outlets noted. During the renovation of the property it would be wise to have a licensed electrician sweep
through the entire property and update all interior and exterior wiring.
Location: Throughout property
Task: Update when possible.
DISTRIBUTION SYSTEM \ Outlets (receptacles)
Condition: A GFCI is a low cost electrical device/outlet that protects the user of an electrical appliance from shock
around water sources, such as the kitchen, bathrooms, garage, laundry and the exterior. The GFCI device turns off
voltage immediately if they detect an imbalance between the current flowing in the live and neutral conductors. We
strongly encourage you to upgrade all "wet area" receptacles/circuits; including laundry or utility sinks, with GFCI
protection device(s) in order to enhance personal safety.
Heating
General
See individual units for information and repairs needed. Information provided on Interior tab at top of this report.
CHIMNEY AND VENT \ Masonry chimney
Condition: Creosote build-up noted at chimney. We advise obtaining a professional cleaning.
CHIMNEY AND VENT \ Masonry chimney cap
Condition: Spark Arrester: We advise installing a spark arrester as a safety upgrade.
Cooling & Heat Pump
General
See individual units for information and repairs needed. Information provided on Interior tab at top of this report.
Providing great home inspections for every client every time
Page 4 of 38
Report No. 1197
SUMMARY
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Plumbing
General
See individual units for information and repairs needed. Information provided on Interior tab at top of this report.
Interior
General
Unit 834: Major Systems: Heating- Electric Newtone heaters. (not operative) AC-Window unit Water PressureAdequate Water heater: 40 gallon at rear of building
Electrical: Adequate- Grounded and ungrounded outlets WHAT NEEDS TO BE DONE: 1) Repair electric heaters or
provide another source of heat in Living room and bedroom 2) Clean up AC window installation 3) Provide acceptable
door for Water heater cabinet (Screwed shut at time of inspection) 4) Provide discharge line for water heater 5) Provide
seismic straps to code 6) Rebuild deck when changing heater or replace with Tankless 6) Provide working smoke
detectors to living room and bedroom 7) Provide Carbon monoxide detector 8) Patch hole in wall in living room. 9) Patch
ceiling hole in acoustic ceiling in living room. 10) Improve window installation if possible 11) Provide end caps for
Formica countertop in kitchen 12) Provide GFI outlet in kitchen 13) Tighten faucet at kitchen sink 14) Patch damaged
wall base at bathroom 15) Repair shower faucet. Stop on stem is not working 16) Sink is draining slowly. Clean out 17)
Vanity is not secured to wall. Secure) Door to bedroom sticks at frame 19) Provide new mirrored doors to reach in
closet. Cracked and torqued. 20) Close hole at top of electrical box 21) Patch crack where water heater cabinet was
added 22) Replace outlet on Balcony with weatherproof outlet (GFI)
Unit 832 This unit is in fair condition. Major systems: Wall unit heating two sides. AC provided by window unit. Tenant
claims not enough capacity. Water pressure adequate. Water heater is a 1998 unit that will need to be replaced in the
near future. Electrical system is serviceable with both grounded and ungrounded outlets. Carbon monoxide detector
present. WHAT NEEDS TO BE DONE: 1) Floors need refinishing 2) Provide smoke detectors in both hall and bedrooms
3) Repair hole at front wall of living room 4) Fix or discard outlet at right of AC window unit 5) Clean mildew from both
ceiling and window area of bathroom 6) Provide an electrical GFCI outlet in bathroom. 7) Seal tub spout at wall 8) Caulk
all around Tub area 9) Tighten shower faucet to stop leak 10) Installation of vinyl window poorly done. Correct where
possible 11) Provide closet doors at rear bedroom 12) Prior to the close of Escrow have SDGE light wall heater and
check for safety
Location: Unit 832 General
Unit 832 B. This unit is in poor condition. Major systems: Heating: Electric unit with blower not securely mounted to
wall. AC window unit in bedroom. Water pressure is adequate
Electric water heater in cupboard in kitchen. Electrical system adequate. All electric unit. Both grounded and ungrounded
outlets. Uneven wall/ ceiling appearance in living room. Unable to determine the cause. (See photo) WHAT NEEDS TO
BE DONE: 1) Carpet is worn-Replace 2) Provide adequate heating sources in both Living room and bedroom 3) The unit
is infested with roaches and termites. Rodent droppings noted. Consult with pest control specialist. 4) Provide smoke
detectors in living room and Hall 4) Install cover plates on all outlets. (Safety issue) 5) Fix torn screen at living room
window 6) Replace light cover in kitchen (missing) 7) Provide dead bolt for back door in kitchen 8) Back porch light
inoperable or bulb missing 9) Stove appears in very poor condition - clean or replace. Oven light is not working) Clean
mildew stains in bathroom 11) Provide GFCI outlet in bathroom 11) Repair or replace cartridge at shower faucet. 12)
Tighten shower head to stop leaking 13) Snake drain at tub. It is very slow and backs up 14) Replace mirrored glass
Providing great home inspections for every client every time
Page 5 of 38
Report No. 1197
SUMMARY
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
door to reach-in at bedroom. Magic marker writing all over them
Unit 832A: Major systems: Heating, wall unit was activated. AC: Front window installation Water pressure: Adequate
Electrical Service: Adequate both grounded and ungrounded outlets WHAT NEEDS TO BE DONE: 1) Clean up very
poor AC window unit installation (Remove plywood and Styrofoam and secure unit properly) 2) Provide discharge line for
water heater 3) Provide seismic straps to code 4) Repair bottom deck of water heater closet or replace with tankless 5)
Provide working smoke detectors in hall and bedrooms 6) Provide carbon monoxide detector in living room 7) Call
Chimney sweep to address excess creosote issue with fireplace 8) Provide spark screen for fireplace 9) Provide spark
arrester for Chimney 10) Investigate and repair floor cracking around fireplace hearth. 11) Provide light panel for kitchen
light 12) Rehang back kitchen door to better fit in opening. 13)Provide end caps for Formica countertops 14) Reposition
outlet at countertop 15) Provide outside light (missing) 16) Investigate noisy garbage disposal unit. 17) Secure outlet
above microwave 18) Repair light on microwave 19) Clean mildew in bathroom 20) Seal tub spout at wall 21) Re-caulk
around all bathtub edges 22) Secure inside shower enclosure door 23) Tighten shower head to stop leak 24) Provide
cover plates for all outlets in unit 25) Repair mirror doors that are off track in front bedroom 26) Repair damaged door in
front bedroom (cracked) 27) Note wall patching in rear bedroom
APPLIANCES \ Dryer
Condition: Dryer must be vented to exterior of the home. We advise making necessary corrections.
This concludes the Summary section.
The remainder of the report describes each of the home's systems and also details any recommendations we have for
improvements. Limitations that restricted our inspection are included as well.
The suggested time frames for completing recommendations are based on the limited information available during a
pre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
THIS REPORT IS NOT A SUBSTITUTE FOR ANY DISCLOSURES THAT MAY BE REQUIRED BY AGENTS OR
SELLERS, NOR IS IT A SUBSTITUTE FOR THE REAL ESTATE TRANSFEREE DISCLOSURE STATEMENT. PLEASE
CONSULT WITH YOUR AGENT TO IDENTIFY WHICH PARTIES ARE RESPONSIBLE FOR DISCLOSING THOSE
ASPECTS OF THIS TRANSACTION THAT WOULD BE OF IMPORTANCE TO YOU.
Home Improvement - ballpark costs
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Page 6 of 38
Report No. 1197
ROOFING
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Sloped roofing material:
Flat roofing material:
Composition shingles
Built-up
Recommendations
General
1. The roof has a wavy appearance to it at the mid section. There is also a blue tarp covering a part of the flat room
near the Satellite antenna. The tarp was covered with bricks to keep it down. The comp shingles appear in serviceable
condition with very little granule loss and all ridge tiles in place. The flat roof is older with noticeable patches. All debris
must be removed from gutters, damage repaired, and extensions should be provided for downspouts to lead water
away from the crawl space. I would advise asking a disclosure by the seller regarding the tarp on the roof. Secondly, I
would advise consulting with a contractor to check out both the waviness of the roof as well as the angle on flat roof at
834 to insure that water will not pond on top and seep into the apartment below.
Location: Roof
Task: Further evaluation needed by a roofing contractor
1. Wavy roof
2. Metal corrugated roof not watertight
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Page 7 of 38
Report No. 1197
ROOFING
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
3. Patch at flat roof
4. Older flat room
5. Water standing at gutter
6. Patching at Chimney cap
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Page 8 of 38
Report No. 1197
ROOFING
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
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SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
7. Flashing at chimney suspect
8. Debris in gutter
9. Tarp on flat roof
10. Gutter damaged at 834
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PLUMBING
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Page 9 of 38
Report No. 1197
ROOFING
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
11. Excess debris on roof at 834
Limitations
General: This is a "visual" inspection only. No certification, warranty, or guarantee is given as to the watertight
integrity of the roof. Inspectors cannot determine watertight integrity of the roofs by a visual inspection. If such an
inspection or certification of the roof is desired, we advise client contact a licensed roofer.
Inspection performed:
By walking on roof
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Page 10 of 38
Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
General:
With the exception of town homes, condominiums, and residences that are part of a planned urban
development, or PUD, we evaluate the following exterior features: driveways, walkways, fences, gates,
handrails, guard-rails, yard walls, carports, patio covers, decks, building walls, fascia and trim, balconies,
doors, windows, lights, and outlets. However, we do not evaluate any detached structures, such as
storage sheds and stables, and we do not water test or evaluate subterranean drainage systems or any
mechanical or remotely controlled components, such as driveway gates. Also, we do not evaluate
landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans,
heat lamps, and decorative or low-voltage lighting. In addition, we do not comment on coatings or
cosmetic deficiencies and the wear and tear associated with the passage of time, which would be
apparent to the average person.
Gutter & downspout material:
Gutter & downspout type:
Metal
Eave mounted
Gutter & downspout discharge:
Lot slope:
Flat
Wall surfaces :
Stucco
Soffit and fascia:
Retaining wall:
Wood
Not applicable
Driveway:
Asphalt
Walkway:
Concrete
Porch:
Concrete
Exterior steps:
Balcony:
Patio:
Fence:
Above grade
Concrete
Wood
Concrete
Wood
Chain link
Recommendations
General
2. We advise referring to structural pest inspection report.
Please refer to pest control report for all issues concerning dry rot and termite damage on property.
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Page 11 of 38
Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Click on image to enlarge.
ROOF DRAINAGE \ Gutters
3. Condition: Loose or damaged
Front gutter at 834 is loose and damaged. It is torn in the rear section.
Implication(s): Chance of water damage to contents, finishes and/or structure
Location: Front gutter 834
Task: Repair or replace
ROOF DRAINAGE \ Downspouts
4. Condition: Should discharge 6ft. from building
We advise adding an extension to lead water away from the home
Implication(s): Chance of water damage to contents, finishes and/or structure
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Page 12 of 38
Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Click on image to enlarge.
Click on image to enlarge.
EXTERIOR
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WALLS \ Soffits and fascia
5. Condition: Damage
Some wood splitting noted at Fascia.
Implication(s): Cosmetic defects | Chance of water damage to contents, finishes and/or structure
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Page 13 of 38
Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Click on image to enlarge.
EXTERIOR
http://advantagehomeinspection.net
WALLS \ Stucco and EIFS
6. Condition: Moisture penetration noted at exterior stucco. The stucco is flaking away and crumbling at various
locations on property. A trowled area at the front of the property has been left unfinished between the two new vinyl
window. Large patches have been noted. Moisture penetration and flaking noted at the rear wall of 834 addition. It would
be wise to consult with a stucco specialist to make corrections before further deterioration occurs.
Location: Exterior stucco
Task: Repair where needed/Consult specialist
12. Stucco crumbling
13. Large patches to stucco
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Page 14 of 38
Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
14. More crumbling
EXTERIOR
ELECTRICAL
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15. Unfinished area
EXTERIOR GLASS \ Storms and screens
7. Condition: Make sure all window and door screens are present and in serviceable condition. This is considered
part of normal home maintenance.
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Columns
8. Condition: Support columns were added to support balcony at 834. Some cracking noted at blocks. They are not
strapped according to current code.
Location: 834 Front
Task: Strap/Owner disclosure
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Floors
9. Condition: Damage
Significant cracking noted at balcony of 834. This is an issue because water may have penetrated into the wood sub floor
below. Advise making corrections
Implication(s): Weakened structure | Chance of movement
Location: 834 Front Balcony deck
Task: Repair and make sure balcony is water tight
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Page 15 of 38
Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
16. Cracked at top of stairs
PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landings
10. Condition: Some splitting noted at exterior steps leading to unit at 834. Repair where needed and check the
termite report for dry rot issues.
Location: Exterior steps at 834
Task: Repair where needed
LANDSCAPING \ Lot grading
11. Condition: We advise regrading where needed to assure all water drains away from the home foundation.
No subsurface drains were noted on the property. The rear of 834 has drainage issues as does the rear patio areas
behind 832 A & B. Water needs to be led away from the foundation/ crawlspace whenever possible.
Location: Behind 834 and back patio area
Task: Consult with drainage specialist/landscaper
17. Pooling issues
18. Curb repair noted to repel water
Page 16 of 38
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Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
19. Water draining towards crawlspace
LANDSCAPING \ Driveway
12. Condition: Asphalt noted cracked throughout driveway.
Location: Driveway
Task: Repair when needed
20. Asphalt cracked
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Page 17 of 38
Report No. 1197
EXTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
LANDSCAPING \ Walkway
13. Condition: Stress/settling cracks noted.
LANDSCAPING \ General
14. Condition: Extensive vegetation and overgrowth noted. This can promote moisture damage and wood
deterioration to the siding and structure that is not always visible to the inspector. We advise trimming/removing
vegetation to prevent damage to the home. This was a limited review of this area. Damage/deterioration can only be
viewed after removal of vegetation/overgrowth.
Location: At rear of property
Task: Cut back vegetation
LANDSCAPING \ Fence
15. Condition: Fence damage noted on property. All wood fences will have to be maintained on an ongoing basis.
When a board rots, splits, or shows general deterioration, replacement will be necessary. Keep all wood fence boards
out of the soil to ensure the longest life possible for your fences.
21. Fence damage
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Page 18 of 38
Report No. 1197
STRUCTURE
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
General: All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that might
appear to be firm and solid can liquefy and become unstable during seismic activity. Also, there are
soils that can expand to twice their volume with the influx of water and move structures with relative ease, raising and
lowering them and fracturing slabs and other hard surfaces. In fact, expansive soils have accounted for more structural
damage than most natural disasters. Regardless, foundations are not uniform, and conform to the structural standard of
the year in which they were built. In accordance with
our standards of practice, we identify foundation types and look for any evidence of structural deficiencies where visible.
However, cracks or deteriorated surfaces in foundations are quite common. In fact, it would
be rare to find a slab foundation that did not include some cracks concealed beneath the carpeting and padding.
Fortunately, most of these cracks are related to the curing process or to common settling, including some wide ones
called cold-joint separations that typically contour the footings, but others can
be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual
movement. We will certainly alert you to any suspicious cracks if they are clearly visible.
Configuration:
This residence has a slab foundation. Such foundations vary considerably from older ones that have
no moisture barrier under them and no reinforcing steel within them to newer ones that have both. Our
inspection of slab foundations conforms to industry standards, which is that of a generalist and not a
specialist. We check the visible portion of the stem walls on the outside for any evidence of significant
cracks or structural deformation, but we do not move furniture or lift carpeting and padding to look for
cracks or moisture penetration, and we do not use any of the specialized devices that are used to establish relative
elevations and confirm differential movement. Significantly, many slabs are built or
move out of level, but the average person may not become aware of this until there is a difference of
more than one inch in twenty feet, which most authorities regard as being tolerable.
Many slabs are found to contain cracks when the carpet and padding are removed, including some that
contour the edge and can be quite wide. They typically result from shrinkage and usually have little
structural significance. However, there is no absolute standard for evaluating cracks, and those that are
less than 1/4" and which exhibit no significant vertical or horizontal displacement are generally not
regarded as being significant. Although they typically do result from common shrinkage, they can also be
caused by a deficient mixture of concrete, deterioration through time, seismic activity, adverse soil
conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence,
and particularly if the residence is surcharged by a hill or even a slope, or if downspouts discharge
adjacent to the slab. However, in the absence of any major defects, we may not recommend that you
consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you
from seeking the opinion of any such expert, and we would be happy to refer one.
Pier and Post Construction
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Page 19 of 38
Report No. 1197
STRUCTURE
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
Configuration:
EXTERIOR
ELECTRICAL
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Slab-on-grade
Foundation material:
Floor construction:
Poured concrete stem wall
Joists
Exterior wall construction:
Roof and ceiling framing:
Concrete
Wood frame
Rafters/roof joists
Plywood sheathing
Recommendations
General
16. There appears to be an addition to the original structure. We are unable to determine if permits were issued at the
time of construction. We advise obtaining this information prior to the close of escrow.
FOUNDATIONS \ Foundation
17. Condition: The original foundation configuration is pier and post with a concrete stem wall. A very limited view
from the crawl space due to access height. The pier blocks and columns appear to be lined up under the main beams of
the property. No obvious interior settling was noted. The stem wall showed signs of efflorescence a result of moisture
penetration. Some typical erosion has occurred around the pier blocks. 834 was built in 1977 with a slab foundation and
appears in serviceable condition. If more information is required it would be necessary to consult with a structural
engineer.
Location: Foundation of two buildings
Task: Information
18. Condition: The crawlspace shows evidence of seasonal moisture penetration (water stains and efflorescence). It
should be understood that it is impossible to predict the severity or frequency of moisture penetration on a one-time visit
to a home. Virtually all crawlspaces exhibit signs of moisture penetration and most will have water intrusion at some
point in time. The visible evidence is not considered unusual for a home of this age, construction and location. Further
monitoring of the foundations will be needed to determine what improvements, if any, will be required. Water intrusion in
the crawlspace rarely affects the structural integrity of a home. The vast majority of crawlspace leakage problems are
the result of insufficient control of storm water at the surface. The ground around the home should be sloped to
encourage water to flow away from the foundations. Gutters and downspouts should act to collect roof water and drain
the water at least five feet from the foundation, or into a functional storm sewer. Downspouts that are clogged or broken
below grade level, or that discharge too close to the foundation, are the most common source of crawlspace leakage.
Please refer to the Roofing and Exterior sections of the report for more information.
ROOF FRAMING \ Sheathing
19. Condition: Water stains
832A attic access
Implication(s): Material deterioration
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Page 20 of 38
Report No. 1197
STRUCTURE
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
22. Water stains noted
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Page 21 of 38
Report No. 1197
ELECTRICAL
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
Service entrance cable and location:
Service size:
Overhead aluminum
100 Amps (240 Volts)
Main disconnect/service box rating:
125 Amps
Main disconnect/service box type and location:
System grounding material and type:
Distribution panel rating:
Breakers -exterior wall
Not visible
125 Amps
Distribution panel type and location:
Auxiliary panel (subpanel) rating:
Breakers - exterior wall
Unable to determine
Distribution wire material and type:
Copper - non-metallic sheathed
Type and number of outlets (receptacles):
Grounded and ungrounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):
Smoke detectors:
Aluminum - non-metallic sheathed
Some noted
Battery Operated
Recommendations
General
20. The electrical system for the property appears adequate. There is a combination of grounded and ungrounded
outlets. Some GFCI outlets noted. During the renovation of the property it would be wise to have a licensed electrician
sweep through the entire property and update all interior and exterior wiring.
Location: Throughout property
Task: Update when possible.
DISTRIBUTION SYSTEM \ Outlets (receptacles)
21. Condition: A GFCI is a low cost electrical device/outlet that protects the user of an electrical appliance from
shock around water sources, such as the kitchen, bathrooms, garage, laundry and the exterior. The GFCI device turns
off voltage immediately if they detect an imbalance between the current flowing in the live and neutral conductors. We
strongly encourage you to upgrade all "wet area" receptacles/circuits; including laundry or utility sinks, with GFCI
protection device(s) in order to enhance personal safety.
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Page 22 of 38
Report No. 1197
HEATING
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Recommendations
General
22. See individual units for information and repairs needed. Information provided on Interior tab at top of this report.
CHIMNEY AND VENT \ Masonry chimney
23. Condition: Creosote build-up noted at chimney. We advise obtaining a professional cleaning.
CHIMNEY AND VENT \ Masonry chimney cap
24. Condition: Spark Arrester: We advise installing a spark arrester as a safety upgrade.
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Page 23 of 38
Report No. 1197
COOLING & HEAT PUMP
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
General: Window/wall mounted a/c unit noted. We are unable to determine if unit is sufficient to reduce air
temperature in entire area.
Recommendations
General
25. See individual units for information and repairs needed. Information provided on Interior tab at top of this report.
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Page 24 of 38
Report No. 1197
INSULATION AND VENTILATION
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
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STRUCTURE
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SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
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INTERIOR
Description
General: Attic location is at:
Note: 832 A
Attic/roof insulation material:
blown
23. Blown
Attic/roof insulation amount/value:
Attic/roof ventilation:
Roof and soffit vents
Attic/roof air/vapor barrier:
Crawlspace ventilation:
6-8" thick
None found
Wall Vents
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Page 25 of 38
Report No. 1197
PLUMBING
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
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STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
General:
Plumbing systems have common components, but they are not uniform. In addition to fixtures, these
components include gas pipes, water pipes, pressure regulators, pressure relief valves, shut-off valves,
drain and vent pipes, and water-heating devices, some of which we do not test if they are not in daily use.
The best and most dependable water pipes are copper, because they are not subject to the build-up of
minerals that bond within galvanized pipes, and gradually restrict their inner diameter and reduce water
volume. Water softeners can remove most of these minerals, but not once they are bonded within the
pipes, for which there would be no remedy other than a re-pipe. The water pressure within pipes is
commonly confused with water volume, but whereas high water volume is good high water pressure is
not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator is
recommended, which typically comes factory preset between forty-five and sixty-five pounds per square
inch. However, regardless of the pressure, leaks will occur in any system, and particularly in one with
older galvanized pipes, or one in which the regulator fails and high pressure begins to stress the washers
and diaphragms within the various components.
Waste and drainpipes pipes are equally varied, and range from modern ABS ones [acrylonitrile butadiene
styrene] to older ones made of cast-iron, galvanized steel, clay, and even a cardboard-like material that is
coated with tar. The condition of these pipes is usually directly related to their age. Older ones are subject
to damage through decay and root movement, whereas the more modern ABS ones are virtually
impervious to damage, although some rare batches have been alleged to be defective. However,
inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by
observing the draw at drains. Nonetheless, blockages will occur in the life of any system, but blockages in
drainpipes, and particularly in main drainpipes, can be expensive to repair. If the buyer is concerned we recommend
having them video-scanned.
Water supply source:
Public
Service piping into building:
Supply piping in building:
Copper
Copper
Main water shut off valve at the:
Galvanized steel
Galvanized steel
Front of property
Water flow and pressure:
Note: 60
PSI reading is
Water flow and pressure:
Note: None noted
Pressure regulator location:
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Page 26 of 38
Report No. 1197
PLUMBING
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
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SITE INFO
EXTERIOR
Water flow and pressure:
Functional
Water heater fuel/energy source:
Gas
ELECTRICAL
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HEATING
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PLUMBING
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Typical for neighborhood
Electric
Water heater type:
Note: At rear
Water heater located at:
Water heater type:
There are a wide variety of residential water heaters that range in capacity from fifteen to one
hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight
years, but they will generally last longer. However, few of them last longer than fifteen or twenty years and
many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the
exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride
bi-product of many water softening systems. The water temperature should be set at a minimum of 110
degrees fahrenheit to kill microbes and a maximum of 140 degrees to prevent scalding. Also, water
heaters can be dangerous if they are not seismically secured and equipped with either a
pressure/temperature relief valve and discharge pipe plumbed to the exterior, or a Watts 210 gas shut-off
valve.
Waste disposal system:
Waste piping in building:
Gas piping:
Note: Rear
Public
ABS plastic
Cast Iron
Gas meter located at:
Recommendations
General
26. See individual units for information and repairs needed. Information provided on Interior tab at top of this report.
Limitations
Fixtures not tested/not in service: Since main shut-off valves are operated infrequently, it is not unusual for them to
become frozen over time. They often leak or break when operated after a period of inactivity. For this reason main
shut-off valves are not tested during a home inspection. We suggest caution when operating shut-offs that have not
been turned for a long period of time. All shut-off valves and angle stops should be turned regularly to ensure free
movement in case of emergency.
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Page 27 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
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ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Description
General: This unit was tenant occupied a the time of inspection. Conditions noted at this time may change before the
buyer takes possession of the home.
Major floor finishes:
Wood
Major floor finishes:
Carpet
Tile
Major wall and ceiling finishes:
Drywall
Major wall and ceiling finishes:
Plaster/drywall
Windows:
Glazing:
Doors:
Vinyl
Single
Double
Inspected
Evidence of crawlspace leakage:
Oven fuel:
Range fuel:
Electricity
Gas
Electricity
Laundry facilities:
Efflorescence
Gas
Washer
Hot/cold water supply
Dryer
120-Volt outlet
Waste standpipe
Gas piping
Recommendations
General
27. Unit 834: Major Systems: Heating- Electric Newtone heaters. (not operative) AC-Window unit Water PressureAdequate Water heater: 40 gallon at rear of building
Electrical: Adequate- Grounded and ungrounded outlets WHAT NEEDS TO BE DONE: 1) Repair electric heaters or
provide another source of heat in Living room and bedroom 2) Clean up AC window installation 3) Provide acceptable
door for Water heater cabinet (Screwed shut at time of inspection) 4) Provide discharge line for water heater 5) Provide
seismic straps to code 6) Rebuild deck when changing heater or replace with Tankless 6) Provide working smoke
detectors to living room and bedroom 7) Provide Carbon monoxide detector 8) Patch hole in wall in living room. 9) Patch
ceiling hole in acoustic ceiling in living room. 10) Improve window installation if possible 11) Provide end caps for
Formica countertop in kitchen 12) Provide GFI outlet in kitchen 13) Tighten faucet at kitchen sink 14) Patch damaged
wall base at bathroom 15) Repair shower faucet. Stop on stem is not working 16) Sink is draining slowly. Clean out 17)
Vanity is not secured to wall. Secure) Door to bedroom sticks at frame 19) Provide new mirrored doors to reach in
closet. Cracked and torqued. 20) Close hole at top of electrical box 21) Patch crack where water heater cabinet was
added 22) Replace outlet on Balcony with weatherproof outlet (GFI)
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Page 28 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
24. Newtone heaters not working
25. Provide working door
26. Poor AC Installation
27. Weatherproof outlet on balcony
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Page 29 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
28. Window pulling away from framing
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
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INTERIOR
29. Patching needed in bathroom
30. Ceiling repair at living room
31. Cracked glass
28. Unit 832 This unit is in fair condition. Major systems: Wall unit heating two sides. AC provided by window unit.
Tenant claims not enough capacity. Water pressure adequate. Water heater is a 1998 unit that will need to be replaced
in the near future. Electrical system is serviceable with both grounded and ungrounded outlets. Carbon monoxide
detector present. WHAT NEEDS TO BE DONE: 1) Floors need refinishing 2) Provide smoke detectors in both hall and
bedrooms 3) Repair hole at front wall of living room 4) Fix or discard outlet at right of AC window unit 5) Clean mildew
from both ceiling and window area of bathroom 6) Provide an electrical GFCI outlet in bathroom. 7) Seal tub spout at
wall 8) Caulk all around Tub area 9) Tighten shower faucet to stop leak 10) Installation of vinyl window poorly done.
Correct where possible 11) Provide closet doors at rear bedroom 12) Prior to the close of Escrow have SDGE light wall
heater and check for safety
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Page 30 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
Location: Unit 832 General
32. Clean mildew at window
33. Ceiling mildew
34. Unit 832
29. Unit 832 B. This unit is in poor condition. Major systems: Heating: Electric unit with blower not securely mounted
to wall. AC window unit in bedroom. Water pressure is adequate
Electric water heater in cupboard in kitchen. Electrical system adequate. All electric unit. Both grounded and ungrounded
outlets. Uneven wall/ ceiling appearance in living room. Unable to determine the cause. (See photo) WHAT NEEDS TO
BE DONE: 1) Carpet is worn-Replace 2) Provide adequate heating sources in both Living room and bedroom 3) The unit
is infested with roaches and termites. Rodent droppings noted. Consult with pest control specialist. 4) Provide smoke
detectors in living room and Hall 4) Install cover plates on all outlets. (Safety issue) 5) Fix torn screen at living room
window 6) Replace light cover in kitchen (missing) 7) Provide dead bolt for back door in kitchen 8) Back porch light
inoperable or bulb missing 9) Stove appears in very poor condition - clean or replace. Oven light is not working) Clean
mildew stains in bathroom 11) Provide GFCI outlet in bathroom 11) Repair or replace cartridge at shower faucet. 12)
Tighten shower head to stop leaking 13) Snake drain at tub. It is very slow and backs up 14) Replace mirrored glass
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Page 31 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
door to reach-in at bedroom. Magic marker writing all over them
35. 832B
36. Slow drain
37. Leak at shower head
38. Inadequate electric heater
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Page 32 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
40. Uneven wall profile
39. Marking on mirrored doors
30. Unit 832A: Major systems: Heating, wall unit was activated. AC: Front window installation Water pressure:
Adequate Electrical Service: Adequate both grounded and ungrounded outlets WHAT NEEDS TO BE DONE: 1) Clean
up very poor AC window unit installation (Remove plywood and Styrofoam and secure unit properly) 2) Provide
discharge line for water heater 3) Provide seismic straps to code 4) Repair bottom deck of water heater closet or replace
with tankless 5) Provide working smoke detectors in hall and bedrooms 6) Provide carbon monoxide detector in living
room 7) Call Chimney sweep to address excess creosote issue with fireplace 8) Provide spark screen for fireplace 9)
Provide spark arrester for Chimney 10) Investigate and repair floor cracking around fireplace hearth. 11) Provide light
panel for kitchen light 12) Rehang back kitchen door to better fit in opening. 13)Provide end caps for Formica
countertops 14) Reposition outlet at countertop 15) Provide outside light (missing) 16) Investigate noisy garbage
disposal unit. 17) Secure outlet above microwave 18) Repair light on microwave 19) Clean mildew in bathroom 20) Seal
tub spout at wall 21) Re-caulk around all bathtub edges 22) Secure inside shower enclosure door 23) Tighten shower
head to stop leak 24) Provide cover plates for all outlets in unit 25) Repair mirror doors that are off track in front
bedroom 26) Repair damaged door in front bedroom (cracked) 27) Note wall patching in rear bedroom
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Page 33 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
42. Shower head leaking
41. Wall patched
43. Deck rotting
44. 432 A
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Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
45. Floor damage
46. Move outlet
47. Patching at kitchen
48. Secure outlet
INSULATION
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PLUMBING
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Page 35 of 38
Report No. 1197
INTERIOR
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
http://advantagehomeinspection.net
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
50. Spark screen needed
49. Plywood at window AC unit
51. light panel missing
52. No discharge line/ straps
APPLIANCES \ Dryer
31. Condition: Dryer must be vented to exterior of the home. We advise making necessary corrections.
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Page 36 of 38
Report No. 1197
GARAGE
1220 Sample report St, Vista, CA
October 12, 2012
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SITE INFO
EXTERIOR
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HEATING
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Description
Parking Structure Type:
Parking area converted to other use
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Page 37 of 38
Report No. 1197
SITE INFO
1220 Sample report St, Vista, CA
October 12, 2012
SUMMARY
ROOFING
STRUCTURE
GARAGE
SITE INFO
EXTERIOR
ELECTRICAL
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HEATING
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Description
Weather:
Cloudy
Attendees:
Buyer
Seller
Buyer’s Agent
Access to home provided by:
Occupancy:
Utilities:
Seller
The home was occupied at the time of the inspection.
All utilities were on during the inspection.
Approximate age of home:
54 years
Approximate date of construction:
Building type:
1977
1958
Apartment
Number of stories:
One
Below grade area:
Crawlspace
Two
Garage, carport and outbuildings:
Area:
The home was furnished during the inspection.
Slab-on-grade
At rear and front of building
Suburb
END OF REPORT
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Page 38 of 38