condo inspection...walkways, patios & driveways: driveway material concrete decks, balconies,...

BAY AREA HOME INSPECTIONS415-347-3432

[email protected]://www.bayareahomeinspections.com

CONDO INSPECTION

17500 Ehle StCASTRO VALLEY CA 94546

Melanie PaciniJANUARY 8, 2019

InspectorWes Traylor

ASHI Home Inspector415-347-3432

[email protected]

tel:415-347-3432

mailto:[email protected]

http://www.bayareahomeinspections.com

tel:415-347-3432

mailto:[email protected]

2467

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Table of Contents

Table of ContentsSUMMARY1: INSPECTION DETAILS2: EXTERIOR3: UNIT 4 REAR LEFT BEDROOM4: UNIT 4 REAR RIGHT BEDROOM5: UNIT 4 LIVING ROOM6: UNIT 4 DINING ROOM7: UNIT 4 HVAC8: UNIT 4 KITCHEN9: UNIT 1 REAR LEFT BEDROOM10: UNIT 1 FRONT LEFT BEDROOM11: UNIT 1 BATHROOM12: UNIT 1 KITCHEN13: UNIT 1 LIVING ROOM14: UNIT 1 DINING ROOM15: UNIT 1 HVAC16: UNIT 2 REAR LEFT BEDROOM17: UNIT 2 REAR RIGHT BEDROOM18: UNIT 2 BATHROOM19: UNIT 2 LIVING ROOM20: UNIT 2 HVAC21: UNIT 2 KITCHEN22: UNIT 2 DINING ROOM23: UNIT 3 REAR LEFT BEDROOM24: UNIT 3 FRONT LEFT BEDROOM25: UNIT 3 BATHROOM26: UNIT 3 KITCHEN27: UNIT 3 DINING ROOM28: UNIT 3 LIVING ROOM29: UNIT 3 HVAC30: GARAGE31: LAUNDRY ROOM32: PLUMBING33: ELECTRICAL34: INTERIOR

17500 Ehle St Melanie Pacini

Bay Area Home Inspections of 70

656769

35: BASEMENTS AND CRAWLSPACES36: STRUCTURALSTANDARDS OF PRACTICE



2.3.1 Exterior - Siding, Flashing & Trim: Cracked and Micro-Cracking In Stucco

2.3.2 Exterior - Siding, Flashing & Trim: Dry Rot

2.3.3 Exterior - Siding, Flashing & Trim: Patching/Moisture

2.5.1 Exterior - Walkways, Patios & Driveways: Walkway Cracking and Trip Hazard

2.6.1 Exterior - Decks, Balconies, Porches & Steps: Improper Spacing Of Balusters

2.6.2 Exterior - Decks, Balconies, Porches & Steps: Horizontal Balusters

2.6.3 Exterior - Decks, Balconies, Porches & Steps: Cracking In Landings

2.6.4 Exterior - Decks, Balconies, Porches & Steps: Open Stair Risers

2.7.1 Exterior - Eaves, Soffits & Fascia: Dry Rot

2.8.1 Exterior - Vegetation, Grading, Drainage & Retaining Walls: Negative Grading

2.8.2 Exterior - Vegetation, Grading, Drainage & Retaining Walls: Vegetation Touching House

2.8.3 Exterior - Vegetation, Grading, Drainage & Retaining Walls: Dry Rot At Fence

4.5.1 Unit 4 Rear Right Bedroom - Walls: Cracking

5.5.1 Unit 4 Living Room - Walls: Cracking

6.4.1 Unit 4 Dining Room - Walls: Cracking

7.1.1 Unit 4 HVAC - Heating Equipment: Needs Servicing/Cleaning

8.5.1 Unit 4 Kitchen - GFCI & AFCI: No GFCI Protection Installed

9.8.1 Unit 1 Rear Left Bedroom - Smoke Detectors: Missing/Not Present

10.5.1 Unit 1 Front Left Bedroom - Walls: Cracking

10.7.1 Unit 1 Front Left Bedroom - Lighting Fixtures, Switches & Receptacles: Loose Receptacle

10.8.1 Unit 1 Front Left Bedroom - Smoke Detectors: Missing/Not Present

11.3.1 Unit 1 Bathroom - Shower: Missing Caulk/Failed Sealing

11.4.1 Unit 1 Bathroom - GFCI & AFCI: No GFCI Protection Installed

11.11.1 Unit 1 Bathroom - Walls: Cracking/Moisture Damage

11.12.1 Unit 1 Bathroom - Ceilings: Large Gap/Moisture Damage


12.6.1 Unit 1 Kitchen - Windows: Gaps


SUMMARY

237ITEMS INSPECTED

36RECOMMENDATION

23SAFETY HAZARD



Cover under warranty?

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13.7.1 Unit 1 Living Room - Thermostat Controls: Inoperable Thermostat

13.8.1 Unit 1 Living Room - Lighting Fixtures, Switches & Receptacles: Ungrounded Receptacles


18.11.1 Unit 2 Bathroom - Walls: Nail Pops



21.6.1 Unit 2 Kitchen - Sink: Moisture Stains

22.4.1 Unit 2 Dining Room - Walls: Cracking

25.1.1 Unit 3 Bathroom - Toilet: Moisture

25.2.1 Unit 3 Bathroom - Shower: Missing Caulking/Failed Seal


25.5.1 Unit 3 Bathroom - Lighting Fixtures, Switches & Receptacles: Light Inoperable

25.12.1 Unit 3 Bathroom - Sink: Plumbing Drain Corrosion

26.2.1 Unit 3 Kitchen - Range/Oven/Cooktop: Missing Lightbulb/Light Inoperable




30.1.1 Garage - Ceiling: Moisture Intrusion

30.3.1 Garage - Walls & Firewalls: Efflorescence

31.1.1 Laundry Room - Dryer Vent: Corrugated Flex Pipe

32.3.1 Plumbing - Drain, Waste, & Vent Systems: Leaking Pipe/Corrosion

32.4.1 Plumbing - Hot Water Systems, Controls, Flues & Vents: Corrosion

32.4.2 Plumbing - Hot Water Systems, Controls, Flues & Vents: Missing Drip Leg

32.5.1 Plumbing - Fuel Storage & Distribution Systems: Corrosion

33.2.1 Electrical - Main & Subpanels, Service & Grounding, Main Overcurrent Device: Corrosion

34.1.1 Interior - Ceilings: Cracking

35.1.1 Basements and Crawlspaces - Insulation: Missing Insulation

35.2.1 Basements and Crawlspaces - Vapor barriers: Missing Vapor Barrier

35.3.1 Basements and Crawlspaces - Walls: Efflorescence

36.1.1 Structural - Floor Structure: Span

36.2.1 Structural - Foundation: Cracking



Contact PG&E

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In AttendanceHome Owner

OccupancyOccupied

StyleCondo

Temperature (approximate)70 Fahrenheit (F)

Type of BuildingCondominium / Townhouse,Multi-Family

Weather ConditionsRecent Rain

Inspection OverviewHome appears to be in good condition with a few issues that stood out:

Improper spacing of balusters at handrailsHorizontal balusters on handrailsDry rot at exteriorMissing GFCI protection throughout unitsLeaking pipe in crawl spaceCorrosion and evidence of leaking pipes in crawl spaceCorrosion of the water heater linesCracking at foundation in crawl spaceNegative grading at the exterior Gas heaters need servicing/cleaning

Contact licensed tradesmen as noted below for further recommendation and repair in connection with theseinspection items. See full report below for further recommendation and inspection items.

Older Homes: FYI

Houses built before 1978 are likely to contain lead based paint. Caution should be taken where paint ispeeling, and when sanding or scraping any painted surface, especially when children are present. Considertesting for lead base paint.

Older homes from 1930-1980s may contain asbestos. Asbestos is usually found in a pipe wrap, insulationhot water tanks, ductwork, ceiling tiles, floor tiles, joint compound and some textured wall and ceiling coatings. The mere existence of asbestos does not pose a health threat. It only becomes a hazard if airborne fibers arereleased. The only way to know if a material contains asbestos is by a professional lab analysis. A hazardouscheck is not part of this inspection. Here is one of many links about asbestos in popcorn textured ceilings: http://www.mesotheliomanews.com/2009/08/22/misconceptions-about-asbestos-and-popcorn-ceilings/

Asbestos fibers in the form of dust released into the air can be a health hazard with long-term exposure.However, if asbestos is intact or sealed properly, the hazard is minimal or nonexistent. Sampling for asbestoscan be referred to a qualified lab.

Some metal piping in the home is may be present. Many types of metal piping can rust rust internally overtime. We recommend replacing any metal plumbing piping with modern non corrosive piping. Galvanizedpiping is particularly problematic. Not only can the galvanizing flake off inside the pipe and possibly preventthermostat valves from properly shutting off, but galvanized pipes are not always completely sealed. Oftenpinholes are left in the pipes by the manufacturer. Either of these elements could be hazardous. Check withyour local AHJ (authority having jurisdiction), which is typically the local city or county building department. I donot recommend the galvanized piping for gas lines for reasons noted above, even if it is allowed by codes.

1: INSPECTION DETAILS

Information



General: Inspection MethodVisual

Foundation: FoundationMaterial

Concrete

Siding, Flashing & Trim: SidingMaterial

Stucco

Walkways, Patios & Driveways:Driveway Material

Concrete

Decks, Balconies, Porches &Steps: Material

Concrete

2: EXTERIORIN NI NP O

2.1 General X2.2 Foundation X2.3 Siding, Flashing & Trim X X2.4 Exterior Doors X2.5 Walkways, Patios & Driveways X X2.6 Decks, Balconies, Porches & Steps X X2.7 Eaves, Soffits & Fascia X X2.8 Vegetation, Grading, Drainage & Retaining Walls X X

IN = Inspected NI = Not Inspected NP = Not Present O = Observations

Information

Observations

2.3.1 Siding, Flashing & TrimCRACKED AND MICRO-CRACKING IN STUCCOEXTERIOR

Cracking and micro-cracking of the stucco exterior surface are noted. This can lead to moisture intrusionand further deterioration of the stucco exterior. Contact a licensed general contractor or siding contractorfor further recommendations and service in connection to this inspection item.

RecommendationContact a qualified general contractor.



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2.3.2 Siding, Flashing & TrimDRY ROTEXTERIOR

Areas of dry rot at visible portions of trim at the exterior were noted. We recommend all wood with dry rotbe repaired or replaced by a licensed general contractor to prevent further damage. It is important toreplace dry-rotted wood to prevent the spread of dry rot and to ensure the full waterproofing envelope ofthe exterior. Dry rotted wood is also known to invite wood-eating insects. Contact licensed generalcontractor for further recommendation or service in connection to this inspection item.


2.3.3 Siding, Flashing & TrimPATCHING/MOISTURETHROUGHOUT EXTERIOR

Patching and possible moisture at areas of the stucco exterior were noted. Further investigation is needed.Ensure any leaks or areas of moisture intrusion have been fixed. Contact licensed general contractor forfurther recommendation or service in connection to this inspection item.




2.5.1 Walkways, Patios & DrivewaysWALKWAY CRACKING AND TRIP HAZARDEXTERIOR

Cracking in exterior walkways and patios is noted. This is a trip hazard. Contact licensed concretecontractor for further recommendation or service in connection to this inspection item.

RecommendationContact a qualified concrete contractor.

Safety Hazard

2.6.1 Decks, Balconies, Porches & StepsIMPROPER SPACING OF BALUSTERSEXTERIOR HANDRAILS

Improper spacing of balusters at exterior handrails is noted. Anyspace more than 4" is considered a hazard to small children andanimals. Contact licensed general contractor for furtherrecommendation or service in connection to this inspection item.


Safety Hazard

2.6.2 Decks, Balconies, Porches & StepsHORIZONTAL BALUSTERSEXTERIOR HANDRAILS

Horizontal balusters at exterior handrails were noted. These can beeasily climbed by a child. This is a safety hazard and should becorrected. Contact licensed general contractor for furtherrecommendation or service in connection to this inspection item.

Safety Hazard



All 2.6 should be under warranty from new construction 4 years ago?

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2.6.3 Decks, Balconies, Porches & StepsCRACKING IN LANDINGSEXTERIOR

Cracking in concrete stair landings at the exterior were noted. Further investigation is needed to determineif cracking is structurally significant. Structural damage to stairs could result in stair failure. This is a lifesafety hazard. Contact licensed structural engineer for further recommendation or service in connection tothis inspection item.

RecommendationContact a qualified structural engineer.

Safety Hazard

2.6.4 Decks, Balconies, Porches & StepsOPEN STAIR RISERSEXTERIOR

Open stair risers were noted. This is a life safety hazard for smallchildren. Contact licensed general contractor for furtherrecommendation or service in connection to this inspection item.


Safety Hazard



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2.7.1 Eaves, Soffits & FasciaDRY ROTEXTERIOR EAVES

Areas of dry rot at visible portions of the fascia at the exterior were noted. We recommend all wood withdry rot be repaired or replaced by a licensed general contractor to prevent further damage. It is importantto replace dry-rotted wood to prevent the spread of dry rot and to ensure the full waterproofing envelopeof the exterior. Dry rotted wood is also known to invite wood-eating insects. Contact licensed generalcontractor for further recommendation or service in connection to this inspection item.


2.8.1 Vegetation, Grading, Drainage & Retaining WallsNEGATIVE GRADINGEXTERIOR

Negative grading (ground that is sloping toward the house) was noted.Lot grading and drainage have a significant impact on the building structure and overall building envelope.It is very important that surface runoff water be adequately diverted away from the foundation. Lotgrading should be manage so that it is sloping away at a minimum of at least 6 inches for the first 10 feet(or approximately half an inch per foot) around the perimeter of the building. This house has a negativegrading. We advice the client to try to divert water away from the foundation by proper grading of the soilaround the foundation. Contact licensed landscaping contractor for further recommendations or service inconnection to this inspection item.

RecommendationContact a qualified landscaping contractor



Triplex run-off water empties onto back of fourplex building

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2.8.2 Vegetation, Grading, Drainage & Retaining WallsVEGETATION TOUCHING HOUSELEFT EXTERIOR

Vegetation touching the house siding at more than one spots arenoted. This can invite moisture and insects into the structure. Smallbushes and plants should be trimmed approximately 8" away fromthe building. Contact licensed landscaping contractor for all service inconnection to this inspection item.


2.8.3 Vegetation, Grading, Drainage & Retaining WallsDRY ROT AT FENCEEXTERIOR

Areas of dry rot at visible portions of the fence at the exterior were noted. We recommend all wood withdry rot be repaired or replaced by a licensed general contractor to prevent further damage. It is importantto replace dry-rotted wood to prevent the spread of dry rot and to ensure the full waterproofing envelopeof the exterior. Dry rotted wood is also known to invite wood-eating insects. Contact licensed generalcontractor for further recommendation or service in connection to this inspection item.

RecommendationContact a qualified fencing contractor



General: Overview Windows: Window TypeSingle Pane

Walls: Wall MaterialPlaster

Ceilings: Ceiling MaterialPlaster

Smoke Detectors: Present

3: UNIT 4 REAR LEFT BEDROOMIN NI NP O

3.1 General X3.2 Doors X3.3 Windows X3.4 Floors X3.5 Walls X3.6 Ceilings X3.7 Lighting Fixtures, Switches & Receptacles X3.8 Smoke Detectors X3.9 Carbon Monoxide Detectors X


Information



Windows: Window TypeSingle Pane




General: Overview

4: UNIT 4 REAR RIGHT BEDROOMIN NI NP O

4.1 General X X4.2 Doors X4.3 Windows X X4.4 Floors X X4.5 Walls X X X4.6 Ceilings X4.7 Lighting Fixtures, Switches & Receptacles X X4.8 Smoke Detectors X4.9 Carbon Monoxide Detectors X


Information

Limitations

GeneralINACCESSIBLE

Areas of Unit 4 Rear Left Bedroom such as windows, floors, walls and receptacles were inaccessible due to



Observations

Areas of Unit 4 Rear Left Bedroom such as windows, floors, walls and receptacles were inaccessible due tostored items and could not be fully inspected at the time of our inspection.

4.5.1 WallsCRACKINGUNIT 4 REAR RIGHT BEDROOM

Visible cracking in walls is noted. Cracks appear to be from long termstructural settling or from moisture intrusion. Further investigation isneeded to determine source of cracking. Recommend monitoringcracks. If further cracking persists, contact licensed structuralengineer for further recommendation or service in connection to thisinspection item. Also, contact licensed general contractor for fullwaterproofing envelope of the exterior.







5: UNIT 4 LIVING ROOMIN NI NP O

5.1 General X5.2 Doors X5.3 Windows X5.4 Floors X5.5 Walls X X5.6 Ceilings X5.7 Thermostat Controls X5.8 Lighting Fixtures, Switches & Receptacles X


Information

Observations

5.5.1 WallsCRACKINGUNIT 4 LIVING ROOM

Visible cracking in walls is noted. Cracks appear to be from long termstructural settling or from moisture intrusion. Recommendmonitoring cracks. If further cracking persists, contact licensedstructural engineer for further recommendation or service inconnection to this inspection item. Also, contact licensed generalcontractor for full waterproofing envelope of the exterior.




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Overview Windows: Window TypeSingle Pane



6: UNIT 4 DINING ROOMIN NI NP O

6.1 Doors X6.2 Windows X6.3 Floors X6.4 Walls X X6.5 Ceilings X6.6 Lighting Fixtures, Switches & Receptacles X


Information

Observations

6.4.1 WallsCRACKINGDINING ROOM





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Heating Equipment: BrandWilliams

Heating Equipment: EnergySource

Gas

Heating Equipment: Heat TypeGas Wall Heater

7: UNIT 4 HVACIN NI NP O

7.1 Heating Equipment X XIN = Inspected NI = Not Inspected NP = Not Present O = Observations

Information

Observations

7.1.1 Heating EquipmentNEEDS SERVICING/CLEANINGUNIT 4 LIVING ROOM

Dust and areas of furnace that need cleaning are noted. KeepingHVAC equipment clean ensures the safety and proper functionality ofthe system. Contact a licensed HVAC contractor for furtherrecommendations or service in connection to this inspection item.Here is a resource on the importance of furnace maintenance.

RecommendationContact a qualified HVAC professional.

Safety Hazard



https://www.directenergy.com/learning-center/home-improvement/importance-of-furnace-maintenance

Overview Range/Oven/Cooktop: ExhaustHood Type

Vented

Range/Oven/Cooktop:Range/Oven Energy Source

Electric

8: UNIT 4 KITCHENIN NI NP O

8.1 Refrigerator X8.2 Range/Oven/Cooktop X8.3 Garbage Disposal X8.4 Countertops & Cabinets X8.5 GFCI & AFCI X X


Information

Observations

8.5.1 GFCI & AFCINO GFCI PROTECTION INSTALLEDUNIT 4 KITCHEN

Missing ground fault circuit interrupter (GFCI) protection at some kitchen receptacles was noted. AlthoughGFCI protection may not have been required at the time the unit was built, for safety reasons, werecommend that all electrical receptacles located in the kitchen, bath rooms, home exterior, and interiorreceptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter(GFCI) protection in good working order to avoid electric shock or electrocution hazards.Contact a licensed electrical contractor for all service in connection to this item and certification of allfixtures throughout interior of the unit.Here is a link to read about how GFCI receptacles keep you safe.

RecommendationContact a qualified electrical contractor.

Safety Hazard



https://www.thisoldhouse.com/ideas/how-gfci-receptacles-keep-you-safe




General: Overview


9.1 General X9.2 Doors X9.3 Windows X9.4 Floors X X9.5 Walls X X9.6 Ceilings X9.7 Lighting Fixtures, Switches & Receptacles X X9.8 Smoke Detectors X X9.9 Carbon Monoxide Detectors X


Information

Observations

9.8.1 Smoke DetectorsMISSING/NOT PRESENTUNIT 1 REAR LEFT BEDROOM

Missing smoke detector in bedroom, hallway, living room and diningroom is noted. This is a life safety hazard. Contact licensed generalcontractor or life safety contractor for further recommendation orservice in connection to this inspection item.


Safety Hazard






10: UNIT 1 FRONT LEFT BEDROOMIN NI NP O

10.1 General X10.2 Doors X10.3 Windows X10.4 Floors X10.5 Walls X X10.6 Ceilings X10.7 Lighting Fixtures, Switches & Receptacles X X10.8 Smoke Detectors X X10.9 Carbon Monoxide Detectors X


Information

Observations

10.5.1 WallsCRACKINGUNIT 1 FRONT LEFT BEDROOM





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10.7.1 Lighting Fixtures, Switches & ReceptaclesLOOSE RECEPTACLEUNIT 1 FRONT LEFT BEDROOM

Loose receptacle was noted. Any damaged receptacle is a life safetyhazard. Contact a licensed general contractor for furtherrecommendation or service in connection to this inspection item.


Safety Hazard

10.8.1 Smoke DetectorsMISSING/NOT PRESENTUNIT 1 FRONT LEFT BEDROOM

Missing smoke detector in bedroom is noted. This is a life safetyhazard. Contact licensed general contractor or life safety contractorfor further recommendation or service in connection to thisinspection item.


Safety Hazard



General: Overview Water Supply, DistributionSystems & Fixtures: DistributionMaterial

Hose

Water Supply, DistributionSystems & Fixtures: WaterSupply Material

Copper




11: UNIT 1 BATHROOMIN NI NP O

11.1 General X11.2 Toilet X11.3 Shower X X11.4 GFCI & AFCI X X11.5 Water Supply, Distribution Systems & Fixtures X11.6 Lighting Fixtures, Switches & Receptacles X11.7 Countertops & Cabinets X11.8 Doors X11.9 Windows X11.10 Floors X11.11 Walls X X11.12 Ceilings X X


Information

Observations

11.3.1 ShowerMISSING CAULK/FAILED SEALINGUNIT 1 BATHROOM

Missing caulk/failed sealing around tub/shower was noted. Some cracking was also noted. This can result



Missing caulk/failed sealing around tub/shower was noted. Some cracking was also noted. This can resultin moisture damage and should be corrected. Contact licensed general contractor for furtherrecommendation or service in connection to this inspection item.


11.4.1 GFCI & AFCINO GFCI PROTECTION INSTALLEDUNIT 1 BATHROOM

No GFCI protection at bathroom receptacles is noted. This is a lifesafety hazard, and should be corrected. Contact licensed electricalcontractor for further recommendation or service in connection tothis inspection item.Here is a link to read about how GFCI receptacles keep you safe.


Safety Hazard

11.11.1 WallsCRACKING/MOISTURE DAMAGEUNIT 1 BATHROOM

Cracking and moisture damage above shower in unit 1 bathroom was noted. Low moisture levels weredetected at the time of inspection. Ensure all leaks have been fixed. Further investigation is needed todetermine presence of mold-like substance. Certain types of mold are a life safety hazard. Contact licensed general contractor for further recommendation or service in connection to this inspection item.

RecommendationContact a qualified plumbing contractor.

Safety Hazard




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11.12.1 CeilingsLARGE GAP/MOISTURE DAMAGEUNIT 1 BATHROOM

Large gap and moisture damage above shower in unit 1 bathroom ceiling was noted. Low moisture levelswere detected at the time of inspection. Ensure all leaks have been fixed. Further investigation is needed todetermine presence of mold-like substance. Certain types of mold are a life safety hazard. Contact licensed general contractor for further recommendation or service in connection to this inspection item.


Safety Hazard



Range/Oven/Cooktop: ExhaustHood Type

Vented


Electric

Overview


12.1 Refrigerator X12.2 Range/Oven/Cooktop X12.3 Garbage Disposal X12.4 Countertops & Cabinets X12.5 GFCI & AFCI X X12.6 Windows X X


Information

Observations


Missing ground fault circuit interrupter (GFCI) protection at some

Safety Hazard



Missing ground fault circuit interrupter (GFCI) protection at somekitchen receptacles was noted. Although GFCI protection may nothave been required at the time the unit was built, for safety reasons,we recommend that all electrical receptacles located in the kitchen,bath rooms, home exterior, and interior receptacles located within 6feet of a plumbing fixture be provided with ground fault circuitinterrupter (GFCI) protection in good working order to avoid electricshock or electrocution hazards.Contact a licensed electrical contractor for all service in connection tothis item and certification of all fixtures throughout interior of theunit.Here is a link to read about how GFCI receptacles keep you safe.


12.6.1 WindowsGAPSUNIT 1 KITCHEN

Gaps and missing caulk around window was noted. This should be corrected to prevent moisture intrusion.Contact licensed general contractor for further recommendation or service in connection to this inspectionitem.








General: Overview


13.1 General X X13.2 Doors X13.3 Windows X X13.4 Floors X13.5 Walls X X X13.6 Ceilings X13.7 Thermostat Controls X X X13.8 Lighting Fixtures, Switches & Receptacles X X


Information

Observations






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13.7.1 Thermostat ControlsINOPERABLE THERMOSTATUNIT 1 LIVING ROOM

Inoperable thermostat is noted. Display was blank and inoperable atthe time of our inspection. Thermostat is battery powered and mayneed battery replacement. Further investigation may be needed.Contact a licensed HVAC contractor for further recommendations orservice in connection to this inspection item.


13.8.1 Lighting Fixtures, Switches & ReceptaclesUNGROUNDED RECEPTACLESUNIT 1 LIVING ROOM

One or more ungrounded receptacles were noted in this area. This isa life safety hazard, and should be corrected. Contact licensedelectrical contractor for further recommendation or service inconnection to this inspection item.


Safety Hazard



Overview Windows: Window TypeSingle Pane




14.1 Doors X14.2 Windows X14.3 Floors X14.4 Walls X14.5 Ceilings X14.6 Lighting Fixtures, Switches & Receptacles X


Information





Gas




Information

Limitations

Heating EquipmentGAS SHUT OFFWe were unable to test the heating system at the time of inspection due to gas being shut off. Furtherevaluation is needed.










Information







17: UNIT 2 REAR RIGHT BEDROOMIN NI NP O

17.1 General X17.2 Doors X17.3 Windows X X17.4 Floors X17.5 Walls X17.6 Ceilings X17.7 Lighting Fixtures, Switches & Receptacles X17.8 Smoke Detectors X17.9 Carbon Monoxide Detectors X


Information

Limitations

WindowsINACCESSIBLE



General: Overview Water Supply, DistributionSystems & Fixtures: DistributionMaterial

Hose


Copper




18.1 General X18.2 Toilet X18.3 Shower X18.4 GFCI & AFCI X X18.5 Water Supply, Distribution Systems & Fixtures X18.6 Lighting Fixtures, Switches & Receptacles X18.7 Countertops & Cabinets X18.8 Doors X18.9 Windows X18.10 Floors X18.11 Walls X18.12 Ceilings X


Information

Observations


No GFCI protection at bathroom receptacles is noted. Contact

Safety Hazard



No GFCI protection at bathroom receptacles is noted. Contactlicensed electrical contractor for further recommendation or servicein connection to this inspection item.Here is a link to read about how GFCI receptacles keep you safe.


18.11.1 WallsNAIL POPSUNIT 2 BATHROOM

Protruding nail heads visible at the time of the inspection appeared to be the result of contact withmoisture. After the source of moisture is located and corrected, protruding nails should be removed,drywall re-fastened and the drywall finished to match the existing wall surfaces. All work should beperformed by a qualified drywall or painting contractor.





General: Overview Walls: Wall MaterialPlaster



19.1 General X19.2 Doors X19.3 Windows X19.4 Floors X19.5 Walls X19.6 Ceilings X19.7 Thermostat Controls X19.8 Lighting Fixtures, Switches & Receptacles X


Information




Gas





Information

Observations

20.1.1 Heating EquipmentNEEDS SERVICING/CLEANINGUNIT 2







Vented


Electric


21.1 Refrigerator X21.2 Range/Oven/Cooktop X21.3 Garbage Disposal X21.4 Countertops & Cabinets X21.5 GFCI & AFCI X X21.6 Sink X X


Information

Observations




Safety Hazard




21.6.1 SinkMOISTURE STAINSUNIT 2 BENEATH KITCHEN SINK

Moisture stains below kitchen sink were noted. Ensure leak has beenfixed. Contact licensed plumbing contractor for furtherrecommendation or service in connection to this inspection item.




Overview Walls: Wall MaterialPlaster



22.1 Doors X22.2 Windows X22.3 Floors X22.4 Walls X X22.5 Ceilings X22.6 Lighting Fixtures, Switches & Receptacles X


Information

Observations

22.4.1 WallsCRACKINGUNIT 2 DINING ROOM





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Information






24: UNIT 3 FRONT LEFT BEDROOMIN NI NP O



Information



Overview Water Supply, DistributionSystems & Fixtures: DistributionMaterial

Hose


Copper




25.1 Toilet X X25.2 Shower X X25.3 GFCI & AFCI X X25.4 Water Supply, Distribution Systems & Fixtures X X25.5 Lighting Fixtures, Switches & Receptacles X X25.6 Countertops & Cabinets X25.7 Doors X25.8 Windows X25.9 Floors X25.10 Walls X25.11 Ceilings X25.12 Sink X X


Information

Observations

25.1.1 ToiletMOISTUREUNIT 3 BATHROOM

Failed sealing and evidence of moisture around base of toilet was noted. Ensure any leaks have been fixed.



Failed sealing and evidence of moisture around base of toilet was noted. Ensure any leaks have been fixed.Contact licensed general contractor for further recommendation or service in connection to this inspectionitem.


25.2.1 ShowerMISSING CAULKING/FAILED SEALUNIT 3 BATHROOM

Missing caulk/failed sealing around tub/shower is noted. This can result in water intrusion and should becorrected. Contact licensed general contractor for further recommendation or service in connection tothis inspection item.



Non GFCI protected outlets are noted. This is a life safety hazard, and

Safety Hazard



Non GFCI protected outlets are noted. This is a life safety hazard, andshould be corrected. Contact a licensed electrical contractor forfurther recommendations or service in connection to this inspectionitem.


25.5.1 Lighting Fixtures, Switches & ReceptaclesLIGHT INOPERABLEUNIT 3 BATHROOM

One or more lights are not operating. Contact licensed electricalcontractor for further recommendation or service in connection tothis inspection item.


25.12.1 SinkPLUMBING DRAIN CORROSIONUNIT 3 BATHROOM

Corrosion at plumbing drain line beneath bathroom sink was noted.Contact licensed plumbing contractor for further recommendation orservice in connection to this inspection item.




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Vented


Electric


26.1 Refrigerator X26.2 Range/Oven/Cooktop X X26.3 Garbage Disposal X26.4 Countertops & Cabinets X26.5 GFCI & AFCI X X


Information

Observations

26.2.1 Range/Oven/CooktopMISSING LIGHTBULB/LIGHT INOPERABLEUNIT 3 KITCHEN

Inoperable light fixture at range was noted. Contact licensedelectrical contractor for further recommendation or service inconnection to this inspection item.



Missing ground fault circuit interrupter (GFCI) protection at some kitchen receptacles was noted. Although

Safety Hazard



Overview Walls: Wall MaterialPlaster



27.1 Doors X27.2 Windows X27.3 Floors X27.4 Walls X27.5 Ceilings X27.6 Lighting Fixtures, Switches & Receptacles X


Information






28.1 General X28.2 Doors X28.3 Windows X28.4 Floors X28.5 Walls X X28.6 Ceilings X28.7 Thermostat Controls X28.8 Lighting Fixtures, Switches & Receptacles X


Information

Observations


Visible cracking in walls is noted. Cracks appear to be from long term structural settling or from moistureintrusion. Recommend monitoring cracks. If further cracking persists, contact licensed structural engineerfor further recommendation or service in connection to this inspection item. Also, contact licensed generalcontractor for full waterproofing envelope of the exterior.




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Gas





Information

Observations

29.1.1 Heating EquipmentNEEDS SERVICING/CLEANINGUNIT 3



Safety Hazard




Overview

30: GARAGEIN NI NP O

30.1 Ceiling X X30.2 Floor X30.3 Walls & Firewalls X X


Information

Observations

30.1.1 CeilingMOISTURE INTRUSIONGARAGE

Garage ceiling shows signs of moisture intrusion. To prevent further damage or growth of mold, Irecommend a qualified contractor evaluate the source of moisture instrusion.


30.3.1 Walls & FirewallsEFFLORESCENCEGARAGEEfflorescence on the surface of foundation walls throughout the garage was noted. This a white, powdery



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Efflorescence on the surface of foundation walls throughout the garage was noted. This a white, powderydeposit that is consistent with moisture intrusion. This can compromise the soil's ability to support thehome structure and/or lead to mold growth. Recommend a qualified contractor identify source or moistureand correct. Improving the grading of the house and proper function of roofing and lot drainage systemscan prevent moisture at the foundation. Contact licensed landscaping contractor for furtherrecommendation or service in connection to this inspection item.




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Water SourcePublic

31: LAUNDRY ROOMIN NI NP O

31.1 Dryer Vent X XIN = Inspected NI = Not Inspected NP = Not Present O = Observations

Information

Observations

31.1.1 Dryer VentCORRUGATED FLEX PIPELAUNDRY

Sections of flexible corrugated dryer ventilation was noted.Corrugated flexible dryer vents are not recommended because theycan hold dryer lint inside. Dryer lint is very flammable, and is one ofthe most common causes of house fires. This is a life safety hazard,and should be corrected. Ensure proper ventilation of dryer tooutside. Contact licensed HVAC contractor for furtherrecommendation or service in connection to this inspection item.


Safety Hazard



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General: Water SourcePublic

Hot Water Systems, Controls,Flues & Vents: Capacity

100 gallons

Hot Water Systems, Controls,Flues & Vents: Location

Crawlspace

Hot Water Systems, Controls,Flues & Vents: PowerSource/Type

Gas

Fuel Storage & DistributionSystems: Main Gas Shut-offLocation

Gas Meter

Hot Water Systems, Controls, Flues & Vents: ManufacturerStateI recommend flushing & servicing your water heater tank annually for optimal performance. Water temperatureshould be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. Here is a nice maintenance guide from Lowe's to help.

32: PLUMBINGIN NI NP O

32.1 General X32.2 Main Water Shut-off Device X32.3 Drain, Waste, & Vent Systems X X32.4 Hot Water Systems, Controls, Flues & Vents X X32.5 Fuel Storage & Distribution Systems X


Information

Limitations



http://www.lowes.com/projects/repair-and-maintain/water-heater-maintenance/project

Observations

Main Water Shut-off DeviceCOULD NOT LOCATEWe were unable to locate the main water shut-off device for this unit. Ensure location of main water shut-off device is provided.

32.3.1 Drain, Waste, & Vent SystemsLEAKING PIPE/CORROSIONCRAWL SPACE

Active leak at a waste drain line was noted. Sewer odor was noted. Pipe was leaking at the time ofinspection. Some corroded or recently leaking pipes were noted with visible moisture damage. This shouldbe corrected to prevent moisture damage and life safety hazards. Contact licensed plumbing contractor forfurther recommendation or service in connection to this inspection item.


32.4.1 Hot Water Systems, Controls, Flues & VentsCORROSIONWATER HEATER IN CRAWL SPACE

Corrosion at pipe fittings was noted. This can cause damage to thewater heater and plumbing system. This should be corrected.Contact licensed plumbing contractor for further recommendation orservice in connection to this inspection item.




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32.4.2 Hot Water Systems, Controls, Flues & VentsMISSING DRIP LEGCRAWL SPACE

Missing drip leg at the gas line for the water heater is noted. Asediment trap also known as a drip leg is installed on the gas line toensure safe operation of an appliance by keeping debris out of thetiny orifices of the gas valves. Contact a licensed plumbing contractorfor further recommendations or service in connection to thisinspection item.


32.5.1 Fuel Storage & Distribution SystemsCORROSIONRIGHT EXTERIOR

Corroded gas pips were noted. This can lead to gas leaks. This is a lifesafety hazard. Contact PG&E for further recommendation or servicein connection to this inspection item.

RecommendationContact a qualified professional.

Safety Hazard



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Main & Subpanels, Service &Grounding, Main OvercurrentDevice: Panel Capacity

100 AMP

Main & Subpanels, Service &Grounding, Main OvercurrentDevice: Panel Manufacturer

Bryant

Main & Subpanels, Service &Grounding, Main OvercurrentDevice: Panel Type

Circuit Breaker

Branch Wiring Circuits, Breakers& Fuses: Branch Wire 15 and 20AMP

Copper

Branch Wiring Circuits, Breakers& Fuses: Wiring Method

Conduit

Service Entrance Conductors: Electrical Service ConductorsOverheadThe main electrical service conductors are located on the front exterior of the building.

33: ELECTRICALIN NI NP O

33.1 Service Entrance Conductors X33.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X X33.3 Branch Wiring Circuits, Breakers & Fuses X


Information



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Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel LocationLeft ExteriorMain panel is not located in the unit.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel LocationClosets Of Units

Limitations

Observations

Main & Subpanels, Service & Grounding, Main Overcurrent DeviceUNIT 4 SUBPANEL INACCESSIBLE



33.2.1 Main & Subpanels, Service & Grounding, Main Overcurrent DeviceCORROSIONLAUNDRY SUBPANEL AND MAIN PANEL

Corrosion at both the main electrical panel at the left exterior and at the sub panel in the laundry werenoted. Damaged electrical panels are a life safety hazard. Contact licensed electrical contractor for furtherrecommendation or service in connection to this inspection item.


Safety Hazard



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34: INTERIORIN NI NP O

34.1 Ceilings X XIN = Inspected NI = Not Inspected NP = Not Present O = Observations

Information

Observations

34.1.1 CeilingsCRACKINGUNIT 4 HALLWAY CEILING

Cracking in ceiling is noted. This appears to be the result of long-termsettling or moisture. Ensure any leaks have been fixed. Contactlicensed roofing contractor for further recommendation or service inconnection to this inspection item.

RecommendationContact a qualified roofing professional.



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35: BASEMENTS AND CRAWLSPACESIN NI NP O

35.1 Insulation X X35.2 Vapor barriers X X35.3 Walls X X


Observations

35.1.1 InsulationMISSING INSULATIONCRAWL SPACE

Missing insulation between floor joists in crawl space was noted. Contact licensed insulation contractor forfurther recommendation or service in connection to this inspection item.

RecommendationContact a qualified insulation contractor.

35.2.1 Vapor barriersMISSING VAPOR BARRIERCRAWL SPACE

We observed no vapor barrier over the floor of the crawlspace at thetime of inspection. The crawlspace floor is lower than the gradearound the house, for this reason, water may collect under thebuilding and then condense under the subfloor and other structuralmembers. Contact general contractor for all service in connection tothis item.


35.3.1 WallsEFFLORESCENCECRAWL SPACEEfflorescence on the surface of foundation walls throughout the crawl space was noted. This a white,



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Efflorescence on the surface of foundation walls throughout the crawl space was noted. This a white,powdery deposit that is consistent with moisture intrusion. This can compromise the soil's ability tosupport the home structure and/or lead to mold growth. Recommend a qualified contractor identify sourceor moisture and correct. Improving the grading of the house and proper function of roofing and lotdrainage systems can prevent moisture at the foundation. Contact licensed landscaping contractor forfurther recommendation or service in connection to this inspection item.




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36: STRUCTURALIN NI NP O

36.1 Floor Structure X X36.2 Foundation X X


Observations

36.1.1 Floor StructureSPANCRAWL SPACE

Long span of floor structure with no posts or piers was noted. This appears to be structurally incorrect.Contact licensed structural engineer for further recommendation or service in connection to thisinspection item.


36.2.1 FoundationCRACKINGCRAWL SPACE

Cracking in concrete foundation walls in crawl space is noted. This appears to be from long term settlingand/or moisture intrusion. Contact licensed structural engineer for further recommendation or service inconnection to this inspection item.




May be most costly repair for structural support to be installed

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STANDARDS OF PRACTICE

ExteriorI. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C.adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconiesand carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number ofwindows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adverselyaffect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-coveringmaterials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediatebalusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows,shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readilyaccessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical,hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls,breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H.inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind orgeothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systemsor cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrityof multiple-pane window glazing or thermal window seals.

Unit 4 Kitchen10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens,dishwashing machines, and food waste grinders by using normal operating controls to activate the primaryfunction. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundryappliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heatingelements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specializedfeatures of the appliance. I. operate, or con rm the operation of every control and feature of an inspectedappliance.




ElectricalI. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. theservice head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter andbase; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protectiondevices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches,



lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter(AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles andcircuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled;and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in theintegrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B.any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, thecover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcingor excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absenceof smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the mainpanelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shutdown. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices oroverload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test anysecurity, fire or alarms systems or components, or other warning or signaling systems. G. measure or determinethe amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltagesystems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground.L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills,photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N.inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q.inspect exterior lighting.

InteriorI. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B.floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E.garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. Theinspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III.The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindlesand rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; andC. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is notrequired to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings orcarpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems orcomponents. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture,stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. movesuspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in thegarage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverseor related safety feature of a garage door. L. operate or evaluate any security bar release and openingmechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M.operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens ortest leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster,ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillaryappliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items notpermanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine theadequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage ofpools or spas.



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