1400 n. doheny drive / 20/20 vision home inspections, llc /...

Inspection Report

Clint Culpepper

Property Address:1400 N. Doheny DriveLos Angeles CA 90069

1400 N. Doheny Dr., Los Angeles, CA 90069

20/20 Vision Home Inspections, LLC

David Trent 8201093371 Glendale Blvd., Unit 163

Los Angeles, CA 90039(323) 394-9999

David

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David

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20/20 Vision Home Inspections, LLC Culpepper

1400 N. Doheny Drive of 96

Table of Contents

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

Table of Contents......................................................3

Intro Page ..................................................................4

1 Roofing ...................................................................5

2 Exterior .................................................................12

3 Garage...................................................................25

4 Interiors.................................................................27

5 Structural Components .......................................42

6 Plumbing System.................................................47

7 Electrical System .................................................55

8 Heating / Central Air Conditioning .....................67

9 Insulation and Ventilation ...................................73

10 Built-In Kitchen Appliances ..............................77

11 Swimming Pools, Equipment and Safety.........80

General Summary ...................................................86

Invoice......................................................................92

Agreement ...............................................................93



Date: 9/5/2013 Time: 11:00 AM Report ID:Property:1400 N. Doheny DriveLos Angeles CA 90069

Customer:Clint Culpepper

Real Estate Professional:Daniel DillWestside Estate Agency

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspectorshould be considered before purchasing this home. Any recommendations by the inspector to repair or replacesuggests a second opinion or further inspection by a qualified contractor. All costs associated with furtherinspection fees and repair or replacement of item, component or unit should be considered before you purchasethe property.

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

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

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

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection bya qualified contractor. Items, components or units that can be repaired to satisfactory condition may not needreplacement.

Serviceable = Working: In working condition at the time of the inspection.

Comments:

This is a fabulous home in generally serviceable condition. At the time of the inspection no substantial deficiencieswere found. Please see the comments throughout the report to have a greater understanding of the overallfunctionality of the property components.

Standards of Practice:ASHI American Society of HomeInspectors

In Attendance:Customer and both agents

Type of building:Single Family (3 story)

Approximate age of building:Over 50 Years

Home Faces:North

Temperature:Over 100 (F) = 37 (C)

Weather:Clear

Ground/Soil surface condition:Dry

Rain in last 3 days:No



David

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1. Roofing

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

IN NI NP RR

1.0 Roof Coverings •

1.1 Flashings • •

1.2 Skylights, Chimneys and Roof Penetrations • •

1.3 Roof Drainage Systems • •

IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Styles & MaterialsRoof Covering:

SlateViewed roof covering

from:GroundBinoculars

Sky Light(s):None

Chimney (exterior):Brick

Comments:

1.0 Unless otherwise mentioned in this report, the roof covering was serviceable at the time of inspection.

1.0 Item 1(Picture) Slate Roof



1.1 The flashing at the dormer exhaust and roof to wall flashing needs recommended maintenance. Please contacta licensed roofing company to evaluate and repair.

1.1 Item 1(Picture) Dormer vent flashingmaintenance recommended

1.1 Item 2(Picture) Roof to wall maintenancerecommended



1.2 (1) The sides of the chimney (s) were not properly flashed. Recommend regular maintenance or to have alicensed roofing contractor install proper flashing.

Additionally a roof tile is missing at the south east corner of the chimney. Recommend repair.



1.2 Item 1(Picture) Missing tile and flashing maintenancerecommedned

1.2 Item 2(Picture) Roof penetrations serviceable

1.2 Item 3(Picture) B vent too low



1.2 Item 4(Picture) Roof penetrations

(2) The chimney flue heights should be at different levels. Recommend further evaluation and repairs by licensedchimney contractor. This item is a safety hazard.

(3) The plumbing vent pipe (through roof) needs to be extended 2 feet above roof (East side of home). A qualifiedroofing contractor should inspect further and correct as needed.



1.3 (1) The roof drain system appeared serviceable at the time of inspection.

1.3 Item 1(Picture) Roof drain system

1.3 Item 2(Picture) Draining to undergroundsystem

1.3 Item 3(Picture) Damaged at seam

(2) The gutter is damaged at the (South side of home). Water could leak from torn seam. A qualified person shouldrepair or replace as needed.



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

Notice--Determining the presence of asbestos or hazardous materials is beyond the scope of this inspection. --Roofs, skylights and flashings arenot water tested for leaks. Notice--Tenting a home for fumigation may cause damage to roofs -- recommended reinspection for damage aftertenting is completed.



2. Exterior

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

IN NI NP RR

2.0 Wall Cladding Flashing and Trim • •

2.1 Doors (Exterior) • •

2.2 Windows • •

2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover andApplicable Railings

• •

2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and RetainingWalls (With respect to their effect on the condition of the building)

• •

2.5 Eaves, Soffits and Fascias •


Styles & MaterialsSiding Style:

ShiplapSiding Material:

WoodFull brick

Exterior Entry Doors:Wood

Appurtenance:Patio

Driveway:Brick

Comments:

2.0 The wall cladding and brick appeared serviceable at the time of inspection except if noted elsewhere.

Siding in contact with ground at exterior front of home left side (facing front). Because the siding is in contact withground it is possible for framing to be deteriorated. We did not inspect behind this siding. Recommend a groundclearance of six to eight inches where possible.

There is apparent handy man work at the chimney where it meets the wall. Monitoring is recommended for anychanges.

2.0 Item 1(Picture) Severe weathering 2.0 Item 2(Picture) Evidence of handy man repairs



2.1 (1) A representative number of doors that were tested were serviceable at the time of inspection unlessotherwise mentioned within this report.



2.1 Item 1(Picture) Front entry door

2.1 Item 2(Picture) Doors not inspected due tomaintenance

2.1 Item 3(Picture) Exterior door serviceable



(2) The entry door at front of home weathered and needs prep and paint (exterior). This is a maintenance issue andis for your information. A qualified person should repair or replace as needed.

(3) The main entry door and entry door rear of home missing weather-stripping. This can cause some heat loss inwinter and loss of cool air in summer if not corrected. A qualified person should repair or replace as needed.



2.2 (1) A representative number of windows that were tested were serviceable at the time of inspection unlessotherwise mentioned within this report.

Several windows are missing screens.

The window, if being used as egress does not appear to meet the 5.7 square foot minimum standard. Please checkfor permits and have qualified contractor further evaluate and repair as needed.

2.2 Item 1(Picture) Exterior window single anddual insulated pane typical

2.2 Item 2(Picture) Lentil rust

2.2 Item 3(Picture) Static Transom window

2.2 Item 4(Picture) Egress window ?



(2) The window frame and sill plate weathered at most windows. This is a maintenance issue and is for yourinformation. A qualified person should repair or replace as needed. It was evident at the time of inspections thatthese and other exterior weathering conditions were being repaired.

A few windows were painted shut and could not be tested during the inspection. Recommend correcting repairs forsafety.



2.3 (1) The exterior stairs at the front of home, right side (facing front) are missing hand rails. This is not up totoday's standards. A qualified contractor should repair or replace as needed.



2.3 Item 1(Picture) Handrails Recommended

2.3 Item 2(Picture) Balcony balusters 0ver 4" oc

2.3 Item 3(Picture) Stoop



(2) The hand/guard rail for the upstairs balcony are spaced to far apart for safety. Spacing more than 4 inches apartcould allow an adult, child or pet to fall through. A qualified contractor should repair or replace as needed.



2.4 (1) Tree roots are noted as growing very close to the foundation wall. Monitor for any effected changes in thefoundation.

Modification was noted at the rear retaining walls, possible additions, retrofitting and possible other areas of thehouse. Check for permits.

Always recommended is a separation between foliage and the exterior wall. This aids in reducing water absorptionat the foundation.

The retaining walls appear stable. There are no weep holes visible which can cause water to build up behind thewall and weaken it's structural integrity. There is the possibility that a drain tile is installed but it is not visible. Adrain tile will channel water and distribute it to a safe location. I recommend checking building plans for thepresence of a drain tile.

Minor spalling was noted at the front of the home near the foundation. This is a maintenance issue and repairs arerecommended.



2.4 Item 1(Picture) Vegetation against exterior wall 2.4 Item 2(Picture) Tree Root and no weep holes

2.4 Item 3(Picture) patio drains in place

2.4 Item 4(Picture) Spalling



2.4 Item 5(Picture) Driveway area - Brick 2.4 Item 6(Picture) Patio / Walkway typical

2.4 Item 7(Picture) Tree roots close to foundation -monitor

(2) The ground drain located at the front, rear and sides of home will need periodical cleaning and maintenance.



2.5 The soffits, eaves and fascia appeared serviceable at the time of inspection unless otherwise mentioned withinthis report.

Refer to termite inspection report for further evaluation.

2.5 Item 1(Picture) Soffits and fascia serviceable

2.5 Item 2(Picture) Carport soffits serviceable

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



3. Garage

IN NI NP RR

3.0 Garage Ceilings •

3.1 Garage Walls (including Firewall Separation) •

3.2 Garage Floor •

3.3 Garage Door (s) •

3.4 Occupant Door (from garage to inside of home) •

3.5 Garage Door Operators (Report whether or not doors will reverse when metwith resistance)

•


Styles & MaterialsGarage Door Type:

N/AGarage Door Material:

N/AAuto-opener

Manufacturer:N/A

Comments:

3.0 The carport ceiling appeared serviceable at the time of inspection.

3.0 Item 1(Picture) Carport - no garage 3.0 Item 2(Picture) Carport ceiling



3.2 The garage floor appeared serviceable at the time of inspection. However, only portions of the carport flooringcould be evaluated.

3.2 Item 1(Picture) Carport floor - limitedinspection



4. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number ofinstalled cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windowsand interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation onbuilding components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings,and floors; Carpeting; or Draperies, blinds, or other window treatments.

IN NI NP RR

4.0 Ceilings •

4.1 Walls •

4.2 Floors •

4.3 Steps, Stairways, Balconies and Railings •

4.4 Counters and Cabinets (representative number) •

4.5 Doors (representative number) •

4.6 Windows (representative number) •


Styles & MaterialsCeiling Materials:

Gypsum BoardPlaster

Wall Material:Gypsum BoardPlasterWallpaper

Floor Covering(s):Area rugCarpetHardwood T&GTileBrick

Interior Doors:SolidWood

Window Types:Double-hungFixed

Window Manufacturer:UNKNOWN

Cabinetry:Wood

Countertop:Cultured marbleMarble

Comments:

4.0 The ceilings appeared serviceable at the time of inspection.

4.0 Item 1(Picture) Typical ceiling throughout 4.0 Item 2(Picture) Western first floor vaulted anddecorative



4.1 The walls appeared serviceable at the time of inspection.

4.1 Item 1(Picture) Walls typical throughout

4.1 Item 2(Picture) Dining area walls



4.2 The floors appeared serviceable at the time of inspection



4.2 Item 1(Picture) Carpeted bedroom floors

4.2 Item 2(Picture) Marble Master bathroom floor



4.2 Item 3(Picture) Decorative marble bathroomflooring

4.2 Item 4(Picture) Lower level flooring



4.2 Item 5(Picture) kitchen tile flooring 4.2 Item 6(Picture) Hardwood flooring typicalthroughout



4.3 The stair railings appeared serviceable at the time of inspection.



4.3 Item 1(Picture) 1st to 2nd story staircase

4.3 Item 2(Picture) Railings serviceable

4.3 Item 3(Picture) Stairs leading to lower level



4.4 The counter tops and cabinets appeared serviceable at the time of inspection.



4.4 Item 1(Picture) Wooden cabinets and marblecounter tops bathrooms typical

4.4 Item 2(Picture) Beautifully decorative marble -bathroom

4.4 Item 3(Picture) Vintage base cabinet - unique

4.4 Item 4(Picture) Cabinets / shelving west wing



4.4 Item 5(Picture) Kitchen marble counter topsand wood base bacinets



4.5 (1) A representative number of doors were tested. The doors appeared serviceable at the time of inspectionunless otherwise mentioned in this report.



4.5 Item 1(Picture) 2nd story west bedroom doonot latching properly

4.5 Item 2(Picture) Typical Interior door - solid



4.5 Item 3(Picture) Sewing room door - warp

(2) The Sliding doors needs strike and latch adjustment to shut tight at the 2nd story east Guest Bedroom. This is amaintenance issue and is for your information. A qualified person should repair or replace as needed.



4.6 Many windows were missing screens at the time of inspection.

A representative number of windows were tested. The windows appeared serviceable at the time of inspection.

See exterior windows for notes regarding a few windows being painted shut.

4.6 Item 1(Picture) Dining room window paintedshut

4.6 Item 2(Picture) Typical window throughout

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



5. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The homeinspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The homeinspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spacesexcept when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report themethods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building orsigns of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform anyprocedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or otherpersons.

IN NI NP RR

5.0Foundations, Basement and Crawlspace (Report signs of abnormal or harmfulwater penetration into the building or signs of abnormal or harmfulcondensation on building components.)

• •

5.1 Walls (Structural) •

5.2 Columns or Piers •

5.3 Floors (Structural) •

5.4 Ceilings (Structural) •

5.5 Roof Structure and Attic


Styles & MaterialsFoundation:

Poured concreteMethod used to observe

Crawlspace:From entryCrawledCould not accessLimited access

Floor Structure:Wood joists

Wall Structure:Wood

Columns or Piers:Wood piers

Ceiling Structure:2X6

Roof Structure:2 X 10 Rafters

Roof-Type:Hip

Method used to observe

attic:Walked

Attic info:Pull Down stairs

Comments:



5.0 White efflorescence (powder substance) on block wall indicates moisture is in contact with the masonry. Thisdoes not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drainlines for proper operation. Also, a water proofing paint could be applied to the interior side of the block ifnecessary. Efflorescence is found on many homes without water intrusion occurring inside the home. But, it shouldalert you to the possibility that future steps may be needed.

There is evidence of a retrofit or alteration at the foundation. Recommend checking for permits.

5.0 Item 1(Picture) Efflorescence 5.0 Item 2(Picture) Poured concrete foundation

5.0 Item 3(Picture) Retrofit at foundation - checkpermits



5.1 Wall covering prevented structural from being observed.

There is evidence of a minor crack located at the northwest corner of the exterior wall. It does not appear to beactive as there are no sharp edges and the cracks are filled with paint and debris. Monitor for any changes. Ifchanges occur, recommend further evaluation and repair by structural engineer.

5.1 Item 1(Picture) Minor cracking - old - to memonitored

5.2 Piers appear serviceable at the time of inspection. However, ground cover prevented observation of the footing/ pads.

5.2 Item 1(Picture) Typical Piers throughout



5.3 (1) Structural framing appeared serviceable at the time of inspection unless otherwise mentioned in this report.

Anchor bolts were present and appeared serviceable at the time of inspection. It is likely though that they may notmeet today's standards. Should a future modification be made to the home, it is recommended to upgrade the holddown system where possible.

5.3 Item 1(Picture) Structural floor typical 5.3 Item 2(Picture) New Plywood - notch instructure

5.3 Item 3(Picture) J-bolt noted

(2) Some floor joist(s) had minor water stains under the in crawl space. No additional repairs are needed at thistime. These appeared to have occurred during a prior renovation. Always consult termite report when any signs ofwater staining are mentioned..



5.4 Most of the ceiling framing in the attic was covered by insulation or sheeting and structural members are notvisible. No obvious problems discovered. I could not see behind these coverings.

5.4 Item 1(Picture) 2 x 6 structural ceiling - limitedinspection

5.5

5.5 Item 1(Picture) 2 X roof structural system

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



6. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixturesand faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and ventpiping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normaloperating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuelstorage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply anddistribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoffdevice. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, exceptwhere the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphondevices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate anyvalve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems;On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow andfunctional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of propermaterials.

IN NI NP RR

6.0 Plumbing Drain, Waste and Vent Systems • •

6.1 Plumbing Water Supply, Distribution System and Fixtures •

6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents • •

6.3 Main Water Shut-off Device (Describe location) •

6.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting,supports, leaks)

•

6.5 Main Fuel Shut-off (Describe Location) •

6.6 Sump Pump •


Styles & MaterialsWater Source:

PublicWater Filters:

NonePlumbing Water Supply

(into home):Copper

Plumbing Water

Distribution (inside home):Copper

Washer Drain Size:Undersized

Plumbing Waste:AGEDCast ironABS

Water Heater Power

Source:Gas (quick recovery)

Water Heater Capacity:(2) 50 Gallon

Manufacturer:CRAFTMASTERGE

Water Heater Location:Basement

Comments:



6.0 (1) Unless otherwise noted in this report, the plumbing, waste and drain systems appeared serviceable at thetime of inspection.

Shower Pans are not a part of this inspection. Please refer to termite report for further evaluation and repair.

6.0 Item 1(Picture) Plumbing vent

6.0 Item 2(Picture) ABS / PVC waste typical

6.0 Item 3(Picture) Active drain leak front middlehouse

6.0 Item 4(Picture) Kitchen drain systemserviceable



6.0 Item 5(Picture) Laundry room drain for sink 6.0 Item 6(Picture) Shower pans not inspected

6.0 Item 7(Picture) Dual condensate drains units inattic

(2) The plumbing waste line leaks in the crawlspace at front of home. Water leaking under home can causeproblems such as mold, erosion or deterioration. A qualified licensed plumber should repair or correct as needed.



6.1 All fixtures appeared to be serviceable at the time of inspection. Water flow and pressure were serviceable aswell. Water pressure was at 60 PSI and 80 PSI is optimal. And adjustment in the reducer is recommended.

6.1 Item 1(Picture) All fixtures sinks/tubs/showersare serviceable

6.1 Item 2(Picture) Copper water distribution linesTypical

6.1 Item 3(Picture) Current PSI 60 - 80 is ideal 6.1 Item 4(Picture) anti-siphon devicerecommended

6.1 Item 5(Picture) Kitchen flow and faucetserviceable



6.2 Unless otherwise noted in this report, the water heater(s) were serviceable at the time of inspection.

Unless otherwise noted in this report, all vents and Flues appeared serviceable at the time of inspection.

The flues sharing the same chase should be at different heights after exiting the chimney. Please contact a licensedchimney sweep for further evaluation and repairs.

6.2 Item 1(Picture) (2) 50 gallon water heaters -nearing end of service life

6.2 Item 2(Picture) 50 gallon - 2007 - 6 year waterheater

6.2 Item 3(Picture) Flues should be at differentheights



6.2 Item 4(Picture) Chimney damper recommended

6.2 Item 5(Picture) B vent too low 6.2 Item 6(Picture) Venting at roof penetrationserviceable

6.2 Item 7(Picture) Furnace / blower vents



6.3 The main shut off is the lever located in the basement. This is for your information.

6.3 Item 1(Picture) Main water shutoff & Reducerbasement

6.5 The main fuel shut off is at gas meter outside on the north exterior wall.

6.5 Item 1(Picture) Main gas shut off withearthquake device northern wall to west



6.6 The sump pump appeared serviceable at the time of the inspection.

6.6 Item 1(Picture) Sump pump basement

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



7. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and mainand distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and thecompatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches andreceptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet ofinterior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground faultcircuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials;Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observedaluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, ifaccessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing deviceinside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or controlother than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heatdetectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primaryelectrical distribution system; or Built-in vacuum equipment.

IN NI NP RR

7.0 Service Entrance Conductors • •

7.1 Service and Grounding Equipment, Main Overcurrent Device, Main andDistribution Panels

• •

7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of theirAmperage and Voltage

• •

7.3Connected Devices and Fixtures (Observed from a representative numberoperation of ceiling fans, lighting fixtures, switches and receptacles locatedinside the house, garage, and on the dwelling's exterior walls)

• •

7.4Polarity and Grounding of Receptacles within 6 feet of interior plumbingfixtures, all receptacles in garage, carport and exterior walls of inspectedstructure

•

7.5 Operation of GFCI (Ground Fault Circuit Interrupters) • •

7.6 Location of Main and Distribution Panels •

7.7 Smoke Detectors • •

7.8 Carbon Monoxide Detectors •


Styles & MaterialsElectrical Service

Conductors:Below groundAluminumCopper

Panel capacity:200 AMP

Panel Type:Circuit breakers

Electric Panel

Manufacturer:MURRAY

Branch wire 15 and 20

AMP:Copper

Wiring Methods:Conduit

Comments:



7.0 The problem(s) discovered with Service Entrance Conductors such as aluminum wiring and any other problemsthat an electrical contractor may discover while performing repairs need correcting. I recommend a licensedelectrical contractor inspect further and correct as needed.

7.0 Item 1(Picture) Service entrance

7.0 Item 2(Picture) Aluminum service conductor -recommended service



7.1 (1) Some labels are present, but are illegible or confusing. I recommend correcting for safety reasons.



7.1 Item 1(Picture) Main service Grounding

7.1 Item 2(Picture) 200 amp service and grounding



7.1 Item 3(Picture) Main service sub-panel -junction box

7.1 Item 4(Picture) labeling needed poolequipment

7.1 Item 5(Picture) Junctions to be made outsidepanel

(2) The main panel box is located at the basement and at pool. The panel is being used as a junction box. This is asafety issue that needs to be corrected. A qualified licensed electrical contractor should perform repairs thatinvolve wiring.



7.2 Panel not to be used as a junction box. Qualified electrical contractor should evaluate and repair.

All junction boxes must have covers for safety. There are several covers missing at the panel in the basement,under the crawl space and in the attic. I recommend repairs are made by a licensed electrician.

7.2 Item 1(Picture) open junction boxes



7.3 (1) Unless otherwise noted in this report, the lighting and connected fixtures appeared serviceable at the time ofinspection.

All junction boxes must have covers for safety. There are several covers missing at the panel in the basement,under the crawl space and in the attic. I recommend repairs are made by a licensed electrician.



7.3 Item 1(Picture) Light out in master closet 7.3 Item 2(Picture) 3-way switches need at top andbottom of 1st to 2nd floor stairs



7.3 Item 3(Picture) Missing light and 3 wayswitches at stairs to lower level

7.3 Item 4(Picture) no power to top half outletliving room

7.3 Item 5(Picture) open junction boxescrawlspace

(2) The light fixture does not work at the closet and at end of hall. This does not appear to be anything other thanburnt out bulbs.. I recommend repair as needed.

(3) The wall switch is missing at the top and bottom of both interior staircases. An injury could occur if not repaired.A qualified licensed electrical contractor should perform repairs that involve wiring.

(4) The light fixture is missing at the at the lower staircase. An injury could occur if not repaired. A qualifiedlicensed electrical contractor should perform repairs that involve wiring.



(5) one electric outlet is not working lower level bedroom. Electrical issues are considered a hazard until repaired. Aqualified licensed electrical contractor should perform repairs that involve wiring.

7.4 A representative number of outlets interior outlets and all exterior and garage outlets were inspected. Unlessotherwise mentioned in this report all polarity and grounding were serviceable at the time of inspection.

7.5 (1) Unless otherwise stated in this report, all GFCI tested and were serviceable at the time of inspection.

7.5 Item 1(Picture) No power at GFCI at poolequipment

(2) GFCI (Ground Fault Circuit Interrupter) outlet at the pool equipment did not work or there is no power to outlet.Further inspection is needed by a qualified licensed electrical contractor. A qualified licensed electrical contractorshould perform repairs that involve wiring.



7.6 The main panel box is located at the outside on the southern wall.

7.6 Item 1(Picture) Service main panel on southwall to west

7.6 Item 2(Picture) Main distribution panel inbathroom lower level

7.7 (1) The smoke detector has been disconnected intentionally at the common hallway to bedrooms. Without aworking smoke detector in your home you have no first alert to a possible fire. I recommend repair or replace asneeded using a qualified person.

(2) The smoke detector is needed at the common hallway to bedrooms and bedroom. Without a working smokedetector in your home you have no first alert to a possible fire. A qualified person should repair or replace asneeded.



7.8 There is no carbon monoxide detector found in home. It is recommended that one be installed according to themanufacturer's instructions.

7.8 Item 1(Picture) Missing smoke detectorshallway

7.8 Item 2(Picture) Missing smoke detectorbedroom

7.8 Item 3(Picture) disabled smoke detector 2ndstory hallway

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



8. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that iscentral to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heatingdevices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coilunits, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heatingequipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall openreadily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is notrequired to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safetycontrols; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic airfilters; or The uniformity or adequacy of heat supply to the various rooms.

IN NI NP RR

8.0 Heating Equipment •

8.1 Normal Operating Controls •

8.2 Automatic Safety Controls •

8.3 Distribution Systems (including fans, pumps, ducts and piping, with supports,insulation, air filters, registers, radiators, fan coil units and convectors)

•

8.4 Presence of Installed Heat Source in Each Room •

8.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) •

8.6 Solid Fuel Heating Devices (Fireplaces, Woodstove) • •

8.7 Gas/LP Firelogs and Fireplaces •

8.8 Cooling and Air Handler Equipment •

8.9 Normal Operating Controls •

8.10 Presence of Installed Cooling Source in Each Room •


Styles & MaterialsHeat Type:

Heat Pump Forced Air(also provides cool air)

Energy Source:Gas

Number of Heat Systems

(excluding wood):Three

Heat System Brand:CARRIER

Ductwork:Insulated

Filter Type:N/A

Filter Size:N/A

Types of Fireplaces:Solid Fuel

Operable Fireplaces:Two

Number of Woodstoves:None

Cooling Equipment Type:Air conditioner unit

Cooling Equipment Energy

Source:Electricity

Central Air Manufacturer:CARRIER

Number of AC Only Units:Three

Comments:



8.0 The forced air equipment was serviceable that the time of the inspection.

8.0 Item 1(Picture) Basement furnace

8.0 Item 2(Picture) Proper gas configuration

8.0 Item 3(Picture) Air system attic 8.0 Item 4(Picture) Furnace system attic

8.1 The operating controls appeared serviceable at the time on inspection.

8.2 The safety controls appeared serviceable at the time on inspection.



8.3 The distribution system appeared serviceable at the time of inspection.

8.3 Item 1(Picture) Insulated ducts attic 8.3 Item 2(Picture) Insulated ducts attic

8.3 Item 3(Picture) Insulated ducts basement

8.4 A heat source was present in every room.

8.4 Item 1(Picture) Presence of heat 8.4 Item 2(Picture) Presence of heat



8.5 Unless otherwise mentioned in this report, the furnace and hot water heater vents were serviceable at the timeof inspection.

8.5 Item 1(Picture) Double walled hot water heatervent



8.6 The damper for fireplace at the Living room and Lower level is missing. This is considered unsafe to use untilrepaired. A qualified contractor should inspect and repair as needed.

8.6 Item 1(Picture) 1st floor fireplace

8.6 Item 2(Picture) Lower level fireplace



8.8 The cooling system equipment appeared serviceable at the time of inspection.

8.8 Item 1(Picture) AC Area at carportrecommended clearing

8.8 Item 2(Picture) AC units south of carport

8.9 The operating controls appeared serviceable at the time of inspection.

8.10 There was the presence of installed cooling in each room.

8.10 Item 1(Picture) Cooling 8.10 Item 2(Picture) Cooling

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effortto find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does notinvolve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor woulddiscover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be consideredbefore purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.



9. Insulation and Ventilation

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

IN NI NP RR

9.0 Insulation in Attic • •

9.1 Insulation Under Floor System •

9.2 Vapor Retarders (in Crawlspace or basement) • •

9.3 Ventilation of Attic and Foundation Areas •

9.4 Venting Systems (Kitchens, Baths and Laundry) •

9.5 Ventilation Fans and Thermostatic Controls in Attic •


Styles & MaterialsAttic Insulation:

FiberglassVentilation:

Attic field ventsExhaust Fans:

Fan onlyDryer Power Source:

Gas ConnectionDryer Vent:

Flexible MetalFloor System Insulation:

Unfaced

Comments:



9.0 The insulation appeared approximately 8" think. However, several areas observed has insulation missing. It isrecommended that the insulation be replaced in these areas.

9.0 Item 1(Picture) Attic Insulation 9.0 Item 2(Picture) Attic insulation covered

9.0 Item 3(Picture) missing insulation

9.1 The insulation hanging loose in the crawlspace. Heat loss can occur more on this home than one that isproperly insulated. A qualified person should repair or replace as needed.

9.1 Item 1(Picture) Floor insulation 9.1 Item 2(Picture) Missing floor insulation



9.2 The vapor barrier (plastic) on the crawlspace ground is missing. A vapor barrier provides added protection tothe floor system from moisture or dampness that can enter from ground. A qualified person should repair orreplace as needed.

9.2 Item 1(Picture) No vapor barrier

9.3 Roof vents appeared adequate and serviceable in the attic at the time of inspection.

9.3 Item 1(Picture) Attic vents serviceable 9.3 Item 2(Picture) Crawlsopace vents



9.4 The venting systems, both mechanical and natural appear to be serviceable in the kitchen, laundry andbathrooms.

9.4 Item 1(Picture) kitchen vent hood

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort tofind all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends orobstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected.Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered beforepurchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in thisinspection report.



10. Built-In Kitchen Appliances

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

IN NI NP RR

10.0 Dishwasher •

10.1 Ranges/Ovens/Cooktops

10.2 Range Hood (s) •

10.3 Trash Compactor •

10.4 Food Waste Disposer •

10.5 Microwave Cooking Equipment •


Styles & MaterialsDishwasher Brand:

VIKINGDisposer Brand:

IN SINK ERATORExhaust/Range hood:

VIKINGRange/Oven:

VIKINGBuilt in Microwave:

KITCHEN AIDE

Comments:

10.0 The dishwasher appeared serviceable at the time of inspection.

10.0 Item 1(Picture) Dishwasher serviceable



10.1 The oven / cook top appeared serviceable at the time of inspection.

10.1 Item 1(Picture) Range serviceable

10.2 The range hood appeared serviceable at the time of inspection.

10.2 Item 1(Picture) Range hood serviceable



10.4 The disposer appeared serviceable at the time of inspection.

10.4 Item 1(Picture) Disposer serviceable

10.5 The built-in microwave appeared serviceable at the time of inspection.

10.5 Item 1(Picture) microwave serviceable

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



11. Swimming Pools, Equipment and Safety

Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child candrown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a childage 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospitaland as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or bothparents at the time of the drowning and 75 percent are missing from sight for five minutes or less. Drowning surpasses all other causes of deathto children age 14 and under in Arizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington.

A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children youshould be concerned. 35% of children that drowned did so in someone else's pool. For more info, do an Internet search on pool safety or visitthis website: http://www.ihf.org/foryourhealth/article_children.html

IN Yes NI NP RR No

11.0 Operational Condition of Pool • •

11.1 Pool Liner Condition •

11.2 Surface Walls and Floor of Pool • •

11.3 Permanent Accessories Condition •

11.4 Pumps for Circulation of Water • • •

11.5 Pumps for Vacuum or Cleaning • • •

11.6 Pool Heaters • •

11.7 Verify the Electrucal outlet (s) and any Lighting for Pools is on aGround Fault Circuit (GFCI)

• • •

11.8 Overflow Skimmers and Drains • •

11.9 Chemicals for Pool (Capable of being stored with a lock) •

11.10 Does Pool have any rescue equipment? •

11.11 Is there a depth of at least eight feet to allow for safe diving? •

11.12 Are there any obstructions (walls, shrubs, etc.) that would preventfull view of pool from home?

• •

11.13 Is the pool fenced? • •

11.14 Does the fence have a self closing latch and a lock on door? •

11.15 Can someone climb the fence by the use of personal items orstructures against fence?

•

11.16 Does the door latch height and location attempt to make difficult foryoung children to reach?

•

11.17 Are Electric Lights Secure? • • •

11.18 Water Level should be within inches from Rim to allow an easierclimb out.

• •

11.19 Pool Design at waters edge should not include protrusions thatcould injure swimmer

• •

11.20 Does the surface around pool encourage drainage away from pool? • •IN= Inspected, Yes= Yes, NI= Not Inspected, NP= Not Present, RR= Repair orReplace, No= No IN Yes NI NP RR No

Styles & MaterialsStyle:

In groundHeated

Shape:Rectangle

Wall Material:Gunite (concrete)

Comments:



http://www.ihf.org/foryourhealth/article_children.html

11.0 The operation of the pool was serviceable at the time of inspection.

11.0 Item 1(Picture) Swimming pool

11.2 The pool walls and surfaces appeared serviceable at the time of inspection.

11.2 Item 1(Picture) Pool surface

11.3 Permanent accessories are not a part of this inspection.



11.4 The operation of the pool circulation pump was serviceable at the time of inspection.

No body bond present. This is a safety hazard and a licensed electrician should evaluate and repair.

11.4 Item 1(Picture) Vacuum and circulationpumps

11.4 Item 2(Picture) Missing body bonds

11.5 The operation of the vacuum pump was serviceable at the time of inspection.

11.6 The pool / spa heater appears serviceable at the time of inspection.

11.6 Item 1(Picture) Pool Heater

11.7 The GFCI at the pool equipment was inoperative at the time of the inspection. This is a safety hazard.Recommend further evaluation and repair by certified pool technician or electrician.



11.8 The skimmer / overflow drain appears serviceable at the time of inspection.

11.8 Item 1(Picture) Skimmer / overflow

11.12

11.12 Item 1(Picture) Obstructed view



11.13 The pool area was not fenced. This is a safety hazard as a child can enter the pool unnoticed and injury ordeath can occur. It is recommended that fencing protection be installed and add safety alarms to all doors that exitto the pool area.

11.13 Item 1(Picture) Un-resticted access

11.17 One of the pool/spa or fountain lights was not working at the time of the inspection. This is a hazard andshould be repaired by a certified pool technician or licensed electrician.

11.17 Item 1(Picture) Fountain light not working

11.19 There are no protrusions at the waters edge. However, the edges are square instead of rounded and can lendto the scraping of the skin should you try to exit the pool at the walls instead of stepped areas.



Unless so mentioned in this report, I did not test water for bacteria or quality. The pool was inspected and reported on with the aboveinformation. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspectorhas your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualifiedcontractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.



General Summary

20/20 Vision Home Inspections, LLC

3371 Glendale Blvd., Unit 163Los Angeles, CA 90039

(323) 394-9999

CustomerClint Culpepper

Address1400 N. Doheny DriveLos Angeles CA 90069

The following items or discoveries indicate that these systems or components do not function as intended oradversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requiressubsequent observation. This summary shall not contain recommendations for routine upkeep of a system orcomponent to keep it in proper functioning condition or recommendations to upgrade or enhance the function orefficiency of the home. This Summary is not the entire report. The complete report may include additionalinformation of concern to the customer. It is recommended that the customer read the complete report.

1. Roofing1.1 Flashings

Inspected, Repair or ReplaceThe flashing at the dormer exhaust and roof to wall flashing needs recommended maintenance. Pleasecontact a licensed roofing company to evaluate and repair.

1.2 Skylights, Chimneys and Roof PenetrationsInspected, Repair or Replace(1) The sides of the chimney (s) were not properly flashed. Recommend regular maintenance or to have alicensed roofing contractor install proper flashing.

Additionally a roof tile is missing at the south east corner of the chimney. Recommend repair.

(2) The chimney flue heights should be at different levels. Recommend further evaluation and repairs bylicensed chimney contractor. This item is a safety hazard.(3) The plumbing vent pipe (through roof) needs to be extended 2 feet above roof (East side of home). Aqualified roofing contractor should inspect further and correct as needed.

1.3 Roof Drainage SystemsInspected, Repair or Replace



David

Highlight

1. Roofing(1) The roof drain system appeared serviceable at the time of inspection.(2) The gutter is damaged at the (South side of home). Water could leak from torn seam. A qualified personshould repair or replace as needed.

2. Exterior

2.0 Wall Cladding Flashing and TrimInspected, Repair or ReplaceThe wall cladding and brick appeared serviceable at the time of inspection except if noted elsewhere.

Siding in contact with ground at exterior front of home left side (facing front). Because the siding is incontact with ground it is possible for framing to be deteriorated. We did not inspect behind this siding.Recommend a ground clearance of six to eight inches where possible.

There is apparent handy man work at the chimney where it meets the wall. Monitoring is recommended forany changes.

2.1 Doors (Exterior)Inspected, Repair or Replace(1) A representative number of doors that were tested were serviceable at the time of inspection unlessotherwise mentioned within this report.(2) The entry door at front of home weathered and needs prep and paint (exterior). This is a maintenanceissue and is for your information. A qualified person should repair or replace as needed.(3) The main entry door and entry door rear of home missing weather-stripping. This can cause some heatloss in winter and loss of cool air in summer if not corrected. A qualified person should repair or replace asneeded.

2.2 WindowsInspected, Repair or Replace(1) A representative number of windows that were tested were serviceable at the time of inspection unlessotherwise mentioned within this report.

Several windows are missing screens.

The window, if being used as egress does not appear to meet the 5.7 square foot minimum standard.Please check for permits and have qualified contractor further evaluate and repair as needed.

(2) The window frame and sill plate weathered at most windows. This is a maintenance issue and is for yourinformation. A qualified person should repair or replace as needed. It was evident at the time ofinspections that these and other exterior weathering conditions were being repaired.

A few windows were painted shut and could not be tested during the inspection. Recommend correctingrepairs for safety.

2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable RailingsInspected, Repair or Replace(1) The exterior stairs at the front of home, right side (facing front) are missing hand rails. This is not up totoday's standards. A qualified contractor should repair or replace as needed.(2) The hand/guard rail for the upstairs balcony are spaced to far apart for safety. Spacing more than 4inches apart could allow an adult, child or pet to fall through. A qualified contractor should repair orreplace as needed.



2. Exterior

2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect totheir effect on the condition of the building)Inspected, Repair or Replace(1) Tree roots are noted as growing very close to the foundation wall. Monitor for any effected changes inthe foundation.

Modification was noted at the rear retaining walls, possible additions, retrofitting and possible other areasof the house. Check for permits.

Always recommended is a separation between foliage and the exterior wall. This aids in reducing waterabsorption at the foundation.

The retaining walls appear stable. There are no weep holes visible which can cause water to build upbehind the wall and weaken it's structural integrity. There is the possibility that a drain tile is installed but itis not visible. A drain tile will channel water and distribute it to a safe location. I recommend checkingbuilding plans for the presence of a drain tile.

Minor spalling was noted at the front of the home near the foundation. This is a maintenance issue andrepairs are recommended.

(2) The ground drain located at the front, rear and sides of home will need periodical cleaning andmaintenance.

5. Structural Components5.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the

building or signs of abnormal or harmful condensation on building components.)Inspected, Repair or ReplaceWhite efflorescence (powder substance) on block wall indicates moisture is in contact with the masonry.This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and thedownspout drain lines for proper operation. Also, a water proofing paint could be applied to the interiorside of the block if necessary. Efflorescence is found on many homes without water intrusion occurringinside the home. But, it should alert you to the possibility that future steps may be needed.

There is evidence of a retrofit or alteration at the foundation. Recommend checking for permits.

6. Plumbing System6.0 Plumbing Drain, Waste and Vent Systems

Inspected, Repair or Replace(1) Unless otherwise noted in this report, the plumbing, waste and drain systems appeared serviceable atthe time of inspection.

Shower Pans are not a part of this inspection. Please refer to termite report for further evaluation andrepair.

(2) The plumbing waste line leaks in the crawlspace at front of home. Water leaking under home can causeproblems such as mold, erosion or deterioration. A qualified licensed plumber should repair or correct asneeded.

6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents



6. Plumbing System

Inspected, Repair or ReplaceUnless otherwise noted in this report, the water heater(s) were serviceable at the time of inspection.

Unless otherwise noted in this report, all vents and Flues appeared serviceable at the time of inspection.

The flues sharing the same chase should be at different heights after exiting the chimney. Please contact alicensed chimney sweep for further evaluation and repairs.

7. Electrical System7.0 Service Entrance Conductors

Inspected, Repair or ReplaceThe problem(s) discovered with Service Entrance Conductors such as aluminum wiring and any otherproblems that an electrical contractor may discover while performing repairs need correcting. I recommenda licensed electrical contractor inspect further and correct as needed.

7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution PanelsInspected, Repair or Replace(1) Some labels are present, but are illegible or confusing. I recommend correcting for safety reasons.(2) The main panel box is located at the basement and at pool. The panel is being used as a junction box.This is a safety issue that needs to be corrected. A qualified licensed electrical contractor should performrepairs that involve wiring.

7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and VoltageInspected, Repair or ReplacePanel not to be used as a junction box. Qualified electrical contractor should evaluate and repair.

All junction boxes must have covers for safety. There are several covers missing at the panel in thebasement, under the crawl space and in the attic. I recommend repairs are made by a licensed electrician.

7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans,lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exteriorwalls)Inspected, Repair or Replace(1) Unless otherwise noted in this report, the lighting and connected fixtures appeared serviceable at thetime of inspection.

All junction boxes must have covers for safety. There are several covers missing at the panel in thebasement, under the crawl space and in the attic. I recommend repairs are made by a licensed electrician.

(2) The light fixture does not work at the closet and at end of hall. This does not appear to be anything otherthan burnt out bulbs.. I recommend repair as needed.(3) The wall switch is missing at the top and bottom of both interior staircases. An injury could occur if notrepaired. A qualified licensed electrical contractor should perform repairs that involve wiring.(4) The light fixture is missing at the at the lower staircase. An injury could occur if not repaired. A qualifiedlicensed electrical contractor should perform repairs that involve wiring.(5) one electric outlet is not working lower level bedroom. Electrical issues are considered a hazard untilrepaired. A qualified licensed electrical contractor should perform repairs that involve wiring.

7.5 Operation of GFCI (Ground Fault Circuit Interrupters)Inspected, Repair or Replace(1) Unless otherwise stated in this report, all GFCI tested and were serviceable at the time of inspection.



7. Electrical System(2) GFCI (Ground Fault Circuit Interrupter) outlet at the pool equipment did not work or there is no power tooutlet. Further inspection is needed by a qualified licensed electrical contractor. A qualified licensedelectrical contractor should perform repairs that involve wiring.

7.7 Smoke DetectorsInspected, Repair or Replace(1) The smoke detector has been disconnected intentionally at the common hallway to bedrooms. Without aworking smoke detector in your home you have no first alert to a possible fire. I recommend repair orreplace as needed using a qualified person.(2) The smoke detector is needed at the common hallway to bedrooms and bedroom. Without a workingsmoke detector in your home you have no first alert to a possible fire. A qualified person should repair orreplace as needed.

8. Heating / Central Air Conditioning8.6 Solid Fuel Heating Devices (Fireplaces, Woodstove)

Inspected, Repair or ReplaceThe damper for fireplace at the Living room and Lower level is missing. This is considered unsafe to useuntil repaired. A qualified contractor should inspect and repair as needed.

9. Insulation and Ventilation9.0 Insulation in Attic

Inspected, Repair or ReplaceThe insulation appeared approximately 8" think. However, several areas observed has insulation missing.It is recommended that the insulation be replaced in these areas.

9.2 Vapor Retarders (in Crawlspace or basement)Inspected, Repair or ReplaceThe vapor barrier (plastic) on the crawlspace ground is missing. A vapor barrier provides added protectionto the floor system from moisture or dampness that can enter from ground. A qualified person shouldrepair or replace as needed.

Home inspectors are not required to report on the following: Life expectancy of any component or system; Thecauses of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property forany specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements orrestrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase ofthe property; Any component or system that was not observed; The presence or absence of pests such as wooddamaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanentlyinstalled. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength,adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage theproperty or its components or be dangerous to the home inspector or other persons; Operate any system orcomponent that is shut down or otherwise inoperable; Operate any system or component that does not respond tonormal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil,snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspectedadverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens,noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed tocontrol or remove suspected hazardous substances; Predict future condition, including but not limited to failure ofcomponents; Since this report is provided for the specific benefit of the customer(s), secondary readers of thisinformation should hire a licensed inspector to perform an inspection to meet their specific needs and to obtaincurrent information concerning this property.



Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To David Trent



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INVOICE

20/20 Vision Home Inspections, LLC3371 Glendale Blvd., Unit 163Los Angeles, CA 90039(323) 394-9999Inspected By: David Trent

Inspection Date: 9/5/2013Report ID:

Customer Info: Inspection Property:

Clint Culpepper1633 North Orange Grove Ave.Los Angeles CA 90046

Customer's Real Estate Professional:Daniel DillWestside Estate Agency

1400 N. Doheny DriveLos Angeles CA 90069

Inspection Fee:Service Price Amount Sub-TotalHeated Sq Ft 4,001 - 4,500 450.00 1 450.00Over 50 Years Old 50.00 1 50.00

Tax $0.00Total Price $500.00

Payment Method: CheckPayment Status: Paid At Time Of InspectionNote: Not cahrged for pool inspection - not on MLS sheet



David

Highlight

3371 Glendale Blvd., Unit 163, Los Angeles, CA 90039 (888) 930-5388 / www.2020vhi.com

INSPECTION AGREEMENT

THIS IS A LEGALLY BINDING CONTRACT PLEASE READ IT CAREFULLY

Address of Structure to be Inspected: 1400 N. Doheny Drive Los Angeles CA 90069

Inspection Fee: $ 500.00

1.

Client requests a visual inspection of the structure identified at the above address by 20/20 Vision Home Inspections, LLC hereinafter

collectively referred as the “Company” and Client hereby represents and warrants that all approvals necessary have been secured for the

Company’s entrance on to the property.

2.

Client warrants that (a) Client has read this Agreement carefully, (b) Client understands the Client is bound by all the terms of this

Agreement, and (c) Client will read the entire Inspection Report and follow every recommendation for repairs, maintenance, safety or further

evaluation by a specialist. Furthermore, Client agrees that if such action is not undertaken and documented that the Company shall be held

harmless for any subsequently alleged defects or deficiencies regarding that specific component/system or condition.

3.

CONFIDENTIAL REPORT: Client understands that the inspection and the Inspection Report are performed and prepared for Client’s sole,

confidential use. Client agrees that Client will not transfer, disseminate or otherwise disclose any part of the Inspection Report to any other

persons. The ONLY exceptions to this non-disclosure are as follows: (a) one copy may be provided to the current Seller (b) one copy may be

provided to the Real Estate Agent directly representing Client and/or Client’s lending institution for the use in the Client’s transaction only.

(c) one copy may be provided to the Attorney directly representing Client. IN THE EVENT THAT ANYONE OR ANY ENTITY CLAIMS

DAMEGES AS ARESULT OF THE RELIANCE UPON THE INSPECTION REPORT, AND SEEKS RECOMPENSE FOR SAID DAMAGES FROM

THE COMPANY, Client agrees to indemnify, defend, and hold Company and/or Inspector harmless from any third party claims arising out of

Client’s unauthorized distribution of the Inspection Report, including, but not limited to, any claims caused by the alleged negligence,

breach of contract, fraud, misrepresentation, or any other theory of liability of the company.

4.Company agrees to perform a limited visual inspection of the structure at the above address and to provide Client with a written opinion as

to the apparent general condition of the structure’s components and systems, including identification of significant observable deficiencies,



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as they exist at the time of the inspection. The inspection will be performed in a manner consistent with the Standards of Practice of the

American Society of Home Inspectors (ASHI). A copy of these standards is attached to the Inspection Agreement

5.

SCOPE OF INSPECTION: The inspection only includes those systems and components expressly and specifically identified in the

inspection report. Any area, which is not exposed to view, is concealed, is inaccessible because of soil, walls, floors, Carpets, ceilings,

furnishings or any other thing, or those areas/items, which have been excluded is not included in this inspection. The inspection does not

include any destructive testing or dismantling. In addition to the other LIMITATIONS provisions in this Agreement, Client agrees to assume

all the risk for all conditions which are concealed from view at the time of the inspection or exist in any area excluded from Inspection by the

terms of this agreement. Maintenance and other items may be discussed but will NOT form a part of the inspection report. The following

areas/items, systems and components are among those NOT INCLUDED in the scope of inspection:

Code or Zoning Violations/ Permit Research/ Building value appraisal/ADA compliance/ Repair cost estimates/ System or

component installation/ Adequacy of efficiency of any system component/ prediction of life expectancy of any item/ Latent or

concealed defects/ Structural, geological, soil, wave action or hydrological stability, survey, engineering, analysis or testing/ Soil

condition/ Termites or other Wood Destroying Organisms, rodents or other pests/ Dry rot or fungus or the damage from or

relating to the preceding/ Asbestos, radon gas, lead paint, mold, urea formaldehyde, toxic or flammable chemicals, water or air

quality, PCB’s or other toxins, electromagnetic fields, underground storage tanks, proximity to toxic waste sites, Sick Building

Syndrome or other environmental or health hazards/ Spas/ hot tubs/ Swimming pools/ Saunas/ Steam baths/ Fountains or other

types of or related systems or components/ Water softener or purifiers/ Private water or sewage systems/ Seawalls, docks,

davits, boat lifts or other marine equipment/ Radio controlled devices/ Telephone and cable television wiring and service/

Automatic gates/ Elevators/ Lifts/ Dumbwaiters/ Thermostatic or time clock controls/ Radiant heat systems/ Furnace heat

exchanger/ Solar heating systems/ Heat pump recovery units/ Gas appliances such as fire pits, barbecues, heaters, lamps, and

pool heaters/ Main gas shut off valve/ Gas leaks/ Seismic or hurricane safety/ Flood zone determination/ Previous flood history/

Boundaries/ Easements or right of way/ Freestanding appliances and buildings and sheds/ Security system/ Fire safety/

Sprinkler Systems/ Low voltage and landscape lighting systems/ Personal property/ Items specifically noted as excluded in the

inspection report/ Odors & noise or any adverse condition that may affect the desirability of the property/ Proximity of railroad

tracks or airplane routes/ Unique or technically complex systems or components.

If inspection is desired in any of the areas/items, systems or components listed above, then Client shall contact the appropriate

professionals. (Some of the above items may be included in this inspection for additional fees-check with your inspector)

If your inspector recommends consulting other specialized experts, client must do so at client’s expense.

6.

CLIENT UNDERSTANDS THAT THE INSPECTION AND THE INSPECTION REPORT DO NOT, IN ANY WAY, CONSTITUTE A/AN: (1)

GUARANTEE, (2) WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, (3) EXPRESS OR IMPLIED WARRANTY,

OR (4) INSURANCE POLICY. ADDITIONALLY, NEITHER THE INSPECTION NOR THE INSPECTION REPORT IS SUITABLE FOR ANY REAL

ESTATE TRANSFER DISCLOSURES THAT MAY BE REQUIRED BY LAW.

7.

The written report to be prepared by Company shall be considered the final and exclusive findings of Company of the structure. Client

understands and agrees that Client will not rely on any oral statements made by the inspector prior or subsequent to the issuance of the

written Inspection Report. Client further understands and agrees Company reserves the right to modify the inspection report for a period of

time that shall not exceed two business days after the inspection report has first been delivered to the Client.



8.

LIMITATION ON LIABILITY: It is agreed that the Company, its employees, officers, owners, and heirs, are not in anyway insurers of the

property inspected and that payments for the inspection services provided herein are based solely upon the value of those services, and it

is not the intention of the parties that the Company assume responsibility: (1) for any loss occasioned by malfeasance or misfeasance in the

performance of the services under this Agreement, (2) for any loss or damage sustained through burglary, theft, robbery, fire or other cause,

or (3) for any liability on the part of the Company by virtue of this Agreement or because of the relationship hereby established. If there

shall, notwithstanding the above provision, at any time be, or arise, any liability on the part of the Company by virtue of this Agreement, or

because of the relationship hereby established, whether due to the negligence, omission, breach of contract, misrepresentation of the

Company or otherwise, such liability is, and shall be limited to, a sum equal to the price charged for the inspection service, which sum shall

be paid and received as liquidated damages. Such liability is herein set forth as liquidated damages and not as a penalty, and this liability

shall be complete and exclusive. THE COMPANY MAKES NO WARRANTIES, EXPRESS OR IMPLIED, AND ANY SUCH WARRANTY IS

SPECIFICALLY EXCLUDED AND DISCLAIMED.

9.

DISPUTES: Client understands and agrees that any claim for failure to accurately report the visually discernible conditions at the subject

property, shall be made in writing and reported to the inspector within ten business days of discovery. Client further agrees that, with

exception of emergency conditions, Client or Client’s agents, employees or independent contractors will make NO alterations, modifications

or repairs to the claimed discrepancy prior to a re-inspection by the Inspector. Client understands and agrees that any failure to notify the

Inspector as stated above shall constitute a waiver of any and all claims for said failure to accurately report the condition in question.

10.

ABRITRATION: It is agreed that any dispute, controversy, interpretation or claim, including claims for, but not limited to, breach of contract,

any form of negligence, fraud or misrepresentation 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 to final and binding arbitration under the Rules and Procedures of the Expedited

Arbitration of Home Inspection Disputes of Construction Arbitration Services, Inc. The decision of the arbitrator appointed hereunder shall

be final and binding and judgment on the award may be entered in any court of competent jurisdiction. CLIENT UNDERSTANDS AND

AGREES THAT IN ANY SUCH ARBITRATION, ALL OF THE LIMITATIONS OF LIABILITY PROVISIONS OF THIS AGREEMENT SHALL APPLY.

11.

Any legal action, including the arbitration proceeding more specifically described above, including, but not limited to, those proceedings

involving claims sounding in tort or contract, against the Company, or its officers, agents or employees, must be brought within one (1) year

from the date of the inspection, or same will be deemed waived and forever barred. Time is expressly of the essence herein. This time period

may be shorter than otherwise provided for by law. It is agreed and understood that the arbitrator, in rendering any decision above, is to

apply the laws of the State of Florida.

12.ATTORNEY’S FEES: The prevailing party in any dispute arising out of this agreement, the inspection, or Report(s) shall be awarded all

reasonable attorney’s fees, arbitrator fees and other costs.

13.

Client understands and agrees that if he or she is not present at the time of the inspection or do not sign this Inspection Agreement that this

Agreement will become part of the Inspection Report, and therefore delivery of the Inspection Report to the Client (by mail, in person or via

internet) will constitute acceptance of ALL the terms and conditions of this Agreement.

14.SEVERABILITY: If any portion of this Agreement is found to be invalid or unenforceable by any court or arbitrator the remaining terms shall

remain in full force and effect between the parties.



15.

PAYMENT:Payment is expected at completion of physical inspection of the property and prior to report delivery. Should payment be delayed

by buyer for any reason, a 10% late fee (per month) will be charged for all late payments. All costs, including but not limited to, collections,

liens & legal fees to recover past due payments will be added to the customer final bill. A $50.00 fee will be added to all returned checks.

16.

ENTIRE CONTRACT: This Agreement represents the entire agreement between the parties. No oral agreements, understandings or

representations shall change, modify or amend any part of this agreement No change or modification shall be enforceable against any party

unless such changes or modifications are in writing and signed by the parties. This Agreement shall be binding upon and inure to the

parties hereto and their spouses, heirs, executors, administrators, successors, assigns and representatives of any kind whatsoever.

I have read, understand and agree to all the terms and conditions of this contract and to pay the fee listed above.

Dated_________________Signature of Client_____________________________________________

(One signature binds all)

Printed Name of Client:________________________________________

Dated_________________ For the Company David Trent



1400 n. doheny drive / 20/20 vision home inspections, llc /...

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