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CONFIDENTIAL INSPECTION REPORT

Inspection Address

XXXX

Inspection Date

Friday, June 25, 2010

THIS REPORT IS THE EXCLUSIVE PROPERTY OF THE INSPECTION COMPANY AND THE CLIENT WHOSE NAME

APPEARS HEREWITH, AND ITS USE BY ANY UNAUTHORIZED PERSONS IS PROHIBITED.

Lematta Home InspectionsGoodyear, Arizona 85395

Phone: 623 523 [email protected] | www.lemattahomeinspections.com

This report has been produced in accordance with our signed contract and is subject to the terms and conditions agreed upon therein. Allprinted comments and the opinions expressed herein are those of the inspection company.

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Table of Contents

Item Page

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

................................................................................................................................................................................................................................................................2Table of Contents

................................................................................................................................................................................................................................................................8Sample inspection Information

................................................................................................................................................................................................................................................................9Observations

................................................................................................................................................................................................................................................................9The Site

................................................................................................................................................................................................................................................................9General Disclaimers

................................................................................................................................................................................................................................................................9Geology and Soils

................................................................................................................................................................................................................................................................9Transfer Disclosure Statement

................................................................................................................................................................................................................................................................9Geo-technical Observations

................................................................................................................................................................................................................................................................10Grading & Drainage

................................................................................................................................................................................................................................................................10General Information

................................................................................................................................................................................................................................................................10The Drainage Mode

................................................................................................................................................................................................................................................................10Int vs Ext Elevations

................................................................................................................................................................................................................................................................11Irrigation Systems

................................................................................................................................................................................................................................................................11Site Components

................................................................................................................................................................................................................................................................11Specific Observations

................................................................................................................................................................................................................................................................11Hard Surfaces

................................................................................................................................................................................................................................................................11Driveways

................................................................................................................................................................................................................................................................12Walkways

................................................................................................................................................................................................................................................................12Yard Walls

................................................................................................................................................................................................................................................................12Fences & Gates

................................................................................................................................................................................................................................................................13Patio Covers

................................................................................................................................................................................................................................................................14Foundation

................................................................................................................................................................................................................................................................14Slab Foundation

................................................................................................................................................................................................................................................................14General Observations


................................................................................................................................................................................................................................................................16Residence

................................................................................................................................................................................................................................................................16Exterior House Wall Finish

................................................................................................................................................................................................................................................................16Exterior House Components

................................................................................................................................................................................................................................................................16House Wall Type

................................................................................................................................................................................................................................................................16Wood Fascia & Trim

................................................................................................................................................................................................................................................................17Exterior House Doors

................................................................................................................................................................................................................................................................17Glass Sliders

................................................................................................................................................................................................................................................................17Windows

................................................................................................................................................................................................................................................................17Screens

................................................................................................................................................................................................................................................................17House Lights

................................................................................................................................................................................................................................................................17House Wall Outlets

................................................................................................................................................................................................................................................................18Plumbing

................................................................................................................................................................................................................................................................18Potable Water Pipes

................................................................................................................................................................................................................................................................18Water Main Location

................................................................................................................................................................................................................................................................18Pressure Regulators


Inspection Date/Time:Inspection Address:

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Item Page

................................................................................................................................................................................................................................................................19Interior Valves & Fixtures

................................................................................................................................................................................................................................................................19Pressure Relief Valves

................................................................................................................................................................................................................................................................19Copper Water Pipes

................................................................................................................................................................................................................................................................19Polyethylene Water Pipes

................................................................................................................................................................................................................................................................19Thermal Pipe Insulation

................................................................................................................................................................................................................................................................19Newer Valves and Fixtures

................................................................................................................................................................................................................................................................20Electric Water Heaters


................................................................................................................................................................................................................................................................20Age Capacity & Location

................................................................................................................................................................................................................................................................20Standard Observations

................................................................................................................................................................................................................................................................20Electrical Connections

................................................................................................................................................................................................................................................................20Water Shut-Off & Connectors

................................................................................................................................................................................................................................................................21Relief Valve & Discharge Pipe

................................................................................................................................................................................................................................................................21Drip Pan & Drainpipe

................................................................................................................................................................................................................................................................22Electrical

................................................................................................................................................................................................................................................................22Age of Electrical System

................................................................................................................................................................................................................................................................22Main Electrical Panel

................................................................................................................................................................................................................................................................221950 through 1999


................................................................................................................................................................................................................................................................23Service Entrance

................................................................................................................................................................................................................................................................23Size and Location

................................................................................................................................................................................................................................................................23Panel Observations

................................................................................................................................................................................................................................................................23Circuit Breakers

................................................................................................................................................................................................................................................................24Wiring Type

................................................................................................................................................................................................................................................................25Heat & A/C

................................................................................................................................................................................................................................................................25Heat Pump Systems

................................................................................................................................................................................................................................................................25Age & Location

................................................................................................................................................................................................................................................................25System Observations

................................................................................................................................................................................................................................................................25Thermostats

................................................................................................................................................................................................................................................................26Heat Pump

................................................................................................................................................................................................................................................................26Disconnect

................................................................................................................................................................................................................................................................26Circulating Fan

................................................................................................................................................................................................................................................................26Return-Air & Filter

................................................................................................................................................................................................................................................................26Air Handler

................................................................................................................................................................................................................................................................26Condensate Drain

................................................................................................................................................................................................................................................................26Drip Pan

................................................................................................................................................................................................................................................................27Refrigerant Lines

................................................................................................................................................................................................................................................................27Differential Temps

................................................................................................................................................................................................................................................................27Registers

................................................................................................................................................................................................................................................................27Flexible Ducts

................................................................................................................................................................................................................................................................28Living Area

................................................................................................................................................................................................................................................................28Main Entry

................................................................................................................................................................................................................................................................28Living Room



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Item Page

................................................................................................................................................................................................................................................................28Doors

................................................................................................................................................................................................................................................................28Flooring

................................................................................................................................................................................................................................................................28Walls & Ceiling

................................................................................................................................................................................................................................................................28Flooring

................................................................................................................................................................................................................................................................29Dining Room

................................................................................................................................................................................................................................................................29Walls & Ceiling

................................................................................................................................................................................................................................................................29Windows

................................................................................................................................................................................................................................................................29Outlets

................................................................................................................................................................................................................................................................29Flooring

................................................................................................................................................................................................................................................................29Walls & Ceiling

................................................................................................................................................................................................................................................................29Windows

................................................................................................................................................................................................................................................................30Outlets

................................................................................................................................................................................................................................................................31Roofing

................................................................................................................................................................................................................................................................31Concrete Tile


................................................................................................................................................................................................................................................................31Method of Evaluation

................................................................................................................................................................................................................................................................32Estimated Roof Age


................................................................................................................................................................................................................................................................32Flat Roofed Sections

................................................................................................................................................................................................................................................................33Penetrations & Flashings

................................................................................................................................................................................................................................................................33Drainage & Gutters

................................................................................................................................................................................................................................................................34Attics

................................................................................................................................................................................................................................................................34Main Attic

................................................................................................................................................................................................................................................................34Access Location


................................................................................................................................................................................................................................................................34No Recommended Service


................................................................................................................................................................................................................................................................35Framing

................................................................................................................................................................................................................................................................36Ventilation

................................................................................................................................................................................................................................................................36Electrical

................................................................................................................................................................................................................................................................36Heat Vents

................................................................................................................................................................................................................................................................36Plumbing Vents

................................................................................................................................................................................................................................................................36Exhaust Ducts

................................................................................................................................................................................................................................................................36Water Pipes

................................................................................................................................................................................................................................................................37Secondary Attic

................................................................................................................................................................................................................................................................37Blown-In Cellulose

................................................................................................................................................................................................................................................................37Access Location




................................................................................................................................................................................................................................................................39Framing

................................................................................................................................................................................................................................................................40Ventilation

................................................................................................................................................................................................................................................................40Heat Vents



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Item Page

................................................................................................................................................................................................................................................................40Plumbing Vents

................................................................................................................................................................................................................................................................40Exhaust Ducts

................................................................................................................................................................................................................................................................40Water Pipes

................................................................................................................................................................................................................................................................40Electrical

................................................................................................................................................................................................................................................................41No Insulation

................................................................................................................................................................................................................................................................42Bedrooms

................................................................................................................................................................................................................................................................42Master Bedroom

................................................................................................................................................................................................................................................................42Doors

................................................................................................................................................................................................................................................................42Flooring

................................................................................................................................................................................................................................................................42Walls & Ceiling

................................................................................................................................................................................................................................................................42Windows

................................................................................................................................................................................................................................................................43First Guest Bedroom

................................................................................................................................................................................................................................................................43Light Ventilation & Safety

................................................................................................................................................................................................................................................................43Closets

................................................................................................................................................................................................................................................................43Lights

................................................................................................................................................................................................................................................................43Outlets

................................................................................................................................................................................................................................................................43Doors

................................................................................................................................................................................................................................................................43Flooring

................................................................................................................................................................................................................................................................44Walls & Ceiling

................................................................................................................................................................................................................................................................44Windows


................................................................................................................................................................................................................................................................44Closets

................................................................................................................................................................................................................................................................44Lights

................................................................................................................................................................................................................................................................44Outlets

................................................................................................................................................................................................................................................................45Second Guest Bedroom

................................................................................................................................................................................................................................................................45Doors

................................................................................................................................................................................................................................................................45Flooring

................................................................................................................................................................................................................................................................45Walls & Ceiling

................................................................................................................................................................................................................................................................45Windows


................................................................................................................................................................................................................................................................46Third Guest Bedroom

................................................................................................................................................................................................................................................................46Closets

................................................................................................................................................................................................................................................................46Outlets

................................................................................................................................................................................................................................................................46Doors

................................................................................................................................................................................................................................................................46Flooring

................................................................................................................................................................................................................................................................46Walls & Ceiling

................................................................................................................................................................................................................................................................46Windows


................................................................................................................................................................................................................................................................47Closets

................................................................................................................................................................................................................................................................47Lights

................................................................................................................................................................................................................................................................48Environment


................................................................................................................................................................................................................................................................48Built After 1978



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Item Page

................................................................................................................................................................................................................................................................50Garage

................................................................................................................................................................................................................................................................50Double-Car Garage

................................................................................................................................................................................................................................................................50Slab Floor

................................................................................................................................................................................................................................................................50Walls & Ceiling

................................................................................................................................................................................................................................................................50Ventilation Ports

................................................................................................................................................................................................................................................................51Firewall Separation

................................................................................................................................................................................................................................................................51House Entry Door

................................................................................................................................................................................................................................................................52Garage Door

................................................................................................................................................................................................................................................................52Auto Openers

................................................................................................................................................................................................................................................................52Lights

................................................................................................................................................................................................................................................................54Kitchen

................................................................................................................................................................................................................................................................54Kitchen

................................................................................................................................................................................................................................................................54Windows

................................................................................................................................................................................................................................................................54Sink & Countertop

................................................................................................................................................................................................................................................................54Cabinets

................................................................................................................................................................................................................................................................54Valves & Connectors

................................................................................................................................................................................................................................................................55Sink Faucet

................................................................................................................................................................................................................................................................55Trap and Drain

................................................................................................................................................................................................................................................................55Garbage Disposals

................................................................................................................................................................................................................................................................55Electric Ranges

................................................................................................................................................................................................................................................................55Built-in Electric Ovens

................................................................................................................................................................................................................................................................55Built-in Dishwashers

................................................................................................................................................................................................................................................................55Exhaust System

................................................................................................................................................................................................................................................................56Microwaves

................................................................................................................................................................................................................................................................56Lights

................................................................................................................................................................................................................................................................56Outlets

................................................................................................................................................................................................................................................................57Hallways

................................................................................................................................................................................................................................................................57Main Hallway

................................................................................................................................................................................................................................................................57Flooring

................................................................................................................................................................................................................................................................57Walls & Ceiling

................................................................................................................................................................................................................................................................57Outlets

................................................................................................................................................................................................................................................................58Bathrooms

................................................................................................................................................................................................................................................................58Powder Room


................................................................................................................................................................................................................................................................58Doors

................................................................................................................................................................................................................................................................58Flooring

................................................................................................................................................................................................................................................................58Walls & Ceiling

................................................................................................................................................................................................................................................................58Toilet & Bidet

................................................................................................................................................................................................................................................................59Master Bathroom

................................................................................................................................................................................................................................................................59Sink & Countertop

................................................................................................................................................................................................................................................................59Exhaust Fan

................................................................................................................................................................................................................................................................59Lights

................................................................................................................................................................................................................................................................59Outlets



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Item Page

................................................................................................................................................................................................................................................................59Doors

................................................................................................................................................................................................................................................................59Flooring

................................................................................................................................................................................................................................................................60Walls & Ceiling

................................................................................................................................................................................................................................................................60Toilet & Bidet

................................................................................................................................................................................................................................................................60Sink & Countertop

................................................................................................................................................................................................................................................................60Tub-Shower

................................................................................................................................................................................................................................................................60Exhaust Fan

................................................................................................................................................................................................................................................................60Lights

................................................................................................................................................................................................................................................................61Hallway Bathroom

................................................................................................................................................................................................................................................................61Outlets

................................................................................................................................................................................................................................................................61Doors

................................................................................................................................................................................................................................................................61Flooring

................................................................................................................................................................................................................................................................61Walls & Ceiling

................................................................................................................................................................................................................................................................61Windows

................................................................................................................................................................................................................................................................61Toilet & Bidet

................................................................................................................................................................................................................................................................62Sink & Countertop

................................................................................................................................................................................................................................................................62Tub-Shower

................................................................................................................................................................................................................................................................62Exhaust Fan

................................................................................................................................................................................................................................................................62Lights

................................................................................................................................................................................................................................................................62Outlets

................................................................................................................................................................................................................................................................63Laundry

................................................................................................................................................................................................................................................................63Laundry Room

................................................................................................................................................................................................................................................................63Doors

................................................................................................................................................................................................................................................................63Flooring

................................................................................................................................................................................................................................................................63Walls & Ceiling

................................................................................................................................................................................................................................................................64Exhaust Fan

................................................................................................................................................................................................................................................................64Sink & Components

................................................................................................................................................................................................................................................................64Valves & Connectors

................................................................................................................................................................................................................................................................64Trap & Drain

................................................................................................................................................................................................................................................................64Dryer Vent

................................................................................................................................................................................................................................................................64Lights

................................................................................................................................................................................................................................................................65Outlets

................................................................................................................................................................................................................................................................66Stairs

................................................................................................................................................................................................................................................................66Main Stairs

................................................................................................................................................................................................................................................................66Floor Treads & Risers

................................................................................................................................................................................................................................................................66Walls & Ceiling

................................................................................................................................................................................................................................................................66Handrails & Guardrails

................................................................................................................................................................................................................................................................67Report Summary

................................................................................................................................................................................................................................................................80Affiliations and Certifications



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Sample inspection: General Information

Cover Picture

Inspection Address XXXX

Inspection Details Inspectors: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Jeff Lematta

Distance Traveled: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

12

Construction Details Construction Type: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Wood Frame

Approx. Year Built: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

1997

Approx. Area: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

1445

Structural Details Building Style: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

California Ranch

Stories: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

One

Furnished: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

No

Foundation: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Slab

Weather Conditions Climate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Clear and Dry

Temperature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

105

Humidity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

15

PLEASE NOTE:

The observations and opinions expressed within this report are those of the inspection company andsupercede any alleged verbal comments. We inspect all of the systems, components, and conditionsdescribed in accordance with the standards of the inspection company's affiliations, and those that we donot inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, somecomponents that are inspected and found to be functional may not necessarily appear in the report,simply because we do not wish to waste our client's time by having them read an unnecessarily lengthyreport about components that do not need to be serviced.

In accordance with the terms of the contract, the service recommendations that we make in this reportshould be completed well before the close of escrow by licensed specialists, who may well identifyadditional defects or recommend some upgrades that could affect your evaluation of the property.


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The Site

We evaluate the following exterior features: driveways, walkways, fences and gates, steps and handrails, guardrails, yard walls, carports, patio covers, and decks. However, we do not evaluate detached structures, such as storage sheds, and remotely controlled components, such as automatic driveway gates. Also, we do not evaluate landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, landscape lighting, and irrigation.

General Disclaimers

Transfer Disclosure Statement

Informational

1.1 The Transfer Disclosure Statement (TDS) is an important document that sellers are required to provide bycivil code. You should read it carefully, and seek a second opinion regarding any disclosure that couldbecome contentious or subject to interpretation. This is important, because property owners generally havethe most intimate knowledge of a property and its components. For example, they might know the exact ageof a roof and its maintenance history and be able to report if there have been leaks. And these are obviouslythings about which you should be aware, and which we may not be able to determine during our relativelybrief visit to the site. This is particularly important, because our inspection does not entail any permitresearch.

Geology and Soils

Geo-technical Observations

Informational

1.2 The residence is located on a flat level pad, on which there is no evidence of significant structural movement,and would not need a geological evaluation.


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Grading & Drainage

General Information

Informational

1.3 Water can be destructive and create conditions that not only threaten homes but compromise buildingmaterials and facilitate the growth of potentially hazardous molds that jeopardize the health of occupants, forwhich reason we do not endorse any site that does not have ideal grading and drainage. Unfortunately,grading and drainage on most sites are rarely ideal and particularly on older properties. The ideal site willhave surfaces that slope away from a residence at one half inch per foot for a minimum of six feet, and theinterior floors will be higher than the exterior grade. Also, the residence will have gutters and downspouts thatdischarge into area drains that carry water through pipes to a street or storm drain. Unfortunately, we cannotguarantee the condition of pipes and area drains, because they are concealed and testing them could takehours of time and gallons of water. Therefore, if any portion of a home is below the exterior grade, you shouldconsult with a grading and drainage contractor. This remains true even when there is no evidence of moistureintrusion inside. Our visit to the site is limited, and the sellers or occupants will have the most intimateknowledge of a property than we could possibly hope to have, and moisture intrusion remains a possibilitywith any structure, and particularly older structures with slab-on-grade foundations. However, unless wehappen to be performing an inspection during or following a heavy downpour, or fortunate enough to discovermoisture damage at the time of the inspection, we cannot predict the future performance of any residence orrule out the possibility of moisture intrusion.

The Drainage Mode

Informational

1.4 Drainage is facilitated by soil percolation hard surfaces, area drains, and gutters. However, it would beprudent to ask the sellers if drainage has ever been an issue on this property, or to have the area drainsflushed through and demonstrated to be functional.

Int vs Ext Elevations

Informational

1.5 There is an adequate difference in elevation between the exterior grade and the interior floors that shouldensure that moisture intrusion would not threaten the living space, but of course we cannot predict the futureperformance of grading and drainage.


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Irrigation Systems

Specific Observations

Informational

1.6 The property is served by automatic sprinklers. The coverage appears to be adequate and, apart from somemarginal over spray, they are functional. However, as with all sprinkler systems, the heads will need to becleaned and adjusted from time to time.

Site Components

Hard Surfaces

ACTION REQUIRED

1.7 There are cracks in the exterior hard surfaces, including the driveway, the walkways, and the house walls.We can elaborate on this issue but cannot predict future performance, and recommend that you consult witha geo-technical specialist.

Figure 1.1 - 155_5841

Driveways

Informational

1.8 The concrete driveway is in acceptable condition.


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Walkways

Informational

1.9 The walkways are in acceptable condition.

Yard Walls

ACTION REQUIRED

1.10 The yard walls have stress fractures or open grout joints, and should be serviced.

Figure 2.1 - 155_5840

Informational

1.11 The yard walls are in acceptable condition.

Fences & Gates

Informational

1.12 The fences and gates are in acceptable condition. However, they should be inspected annually andmaintained.


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Patio Covers

Informational

1.13 The patio cover is in acceptable condition. Please note cosmetic damage

Figure 3.1 - Minor cosmetic issue


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Foundation

All foundations are dependent on the soil beneath them, but soil is not uniform. Soil that might appear to be firm can liquefy and become unstable during seismic activity. Also, expansive soil can swell to twice its volume with the influx of water and move structures with relative ease, raising and lowering them and causing cracks in foundations, house walls, yard walls, and other hard surfaces. In fact, expansive soil accounts for more structural damage than most natural disasters. Regardless, foundations are not uniform, and conform to the standard of the year in which they were built. As generalists, we identify foundation types and look for any evidence of significant movement. However, cracks or deteriorated surfaces in foundations are quite common. In fact, it would be rare to find a raised foundation wall that was not cracked or a slab foundation that did not include cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling, including wide ones in slab foundations called cold-joint separations that typically contour the footing and the slab floor, but others can be more structurally significant and reveal the presence of expansive soil that can predicate more or less continual movement. We will certainly alert you to any large or suspicious cracks. However, we are not specialists and, in the absence of any significant defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the counsel of any such expert.

Slab Foundation

General Observations

Informational

2.1 The house foundation is slab-on-grade, on which bolts are not visible but can reasonably assumed to bepresent. Slab foundations are not uniform. Older ones may not include reinforcing steel (rebar), and are notlikely to have a moisture barrier beneath them, whereas newer ones are likely to have both. You should alsobe aware that slabs are rarely perfectly level, and often settle out level or are displaced by movement. Ourinspection of them is that of a generalist and not a specialist. We check the visible portion of the stem wallson the outside for any significant cracks or structural deformation, but we do not move furniture or liftcarpeting and padding to look for cracks or evidence of moisture penetration, and we do not use anyspecialized devices to establish relative elevations and confirm differential settling or movement. However,slabs are commonly built or move out of level, but the average person is not likely to sense this until there is adifference of more than one inch in twenty feet, which most authorities regard as being tolerable.Significantly, most slabs are found to contain cracks when the carpet and padding are removed, includingsome that contour the footing around the edges and can be quite wide. They typically result from shrinkageand usually have little structural significance. Regardless, there is no absolute standard for evaluating cracks,and those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement aregenerally not regarded as being significant. Although, as previously stated, they typically result from commonshrinkage, they can also be caused by a deficient mixture of concrete, deterioration through time, seismicactivity, adverse soil conditions, and poor drainage, and if these cracks are not sealed they can allowmoisture to penetrate the slab and cause musty odors. However, if the slab is reasonably level and there isno visible evidence of damage, we will not recommend that you consult with a specialist, but this should notdeter you from seeking the opinion of any such specialist, and we'd be happy to refer one. As a word ofcaution, if you have carpet and padding or other finish floors removed, you should expect to see cracks.However, they are typically not structurally alarming, so be wary of any contractor with a vested interest, andcertainly be wary of anyone who uses inflammatory language, or who identifies deficiencies based solely oncurrent structural standards and not those that were in existence when the residence was constructed.


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Informational

2.2 The residence has a slab foundation, bolted to 1997 standards. However, we did not conduct a survey tosee if the floors are perfectly level, and if you have any concerns about this, or about movement in general,you should consult with a geo-technical specialist.


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Residence

All residences are subject to the forces of nature, which is why we evaluate their components, such as foundations, roofs, walls, floors, etc. Regardless, it's important to maintain a residence and keep its walls sealed, because they provide the only barrier against deterioration. Unsealed cracks around windows and doors can permit moisture intrusion, which is the principle cause of the deterioration of any surface.

Exterior House Wall Finish

House Wall Type

Informational

3.1 The house walls are finished with stucco.

Exterior House Components

Wood Fascia & Trim

ACTION REQUIRED

3.2 The wood trim is weathered and needs preparation and paint. Ideally, all wooden surfaces should bestripped or sanded down to the bare wood, primed, and painted with an oil-based enamel that penetrates thewood. The enamel should be strained through cheese-cloth to remove particulates, which will leave thesurface smooth and shiny.

Figure 4.1 - 155_5828 Figure 4.2 - 155_5829 Figure 4.3 - 155_5843

Informational

3.3 All wooden surfaces should be smooth or stripped and sanded down to the bare wood, patched and primed,then lightly sanded and painted with a quality enamel. The paint should be strained through cheese-cloth toremove particulates and produce a smooth and shiny finish. This can be a lengthy and expensive process,but the result usually distinguishes the truly professional painter from the amateur.


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Exterior House Doors

Informational

3.4 The exterior house doors are in acceptable condition. Note damage to trim and threshold

Glass Sliders

Informational

3.5 The sliding glass door is tempered and in acceptable condition.

Windows

Informational

3.6 There are many window styles but only two basic types, single-glazed and dual-glazed. Dual-glazed ones aresuperior, because they're thermally and acoustically more efficient. Note: We may also comment on windowsin individual rooms throughout the report.

3.7 The windows are dual-glazed and functional.

Screens

Informational

3.8 Many of the window screens are damaged, and you may wish to have them repaired.

House Lights

Informational

3.9 The lights outside the doors of the house are functional. However, we do not inspect or evaluate landscape ordecorative lights.

House Wall Outlets

Informational

3.10 The outlets are functional and ground-fault protected, and include locking weatherproof covers.


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Plumbing

Plumbing systems have common components, but they are not uniform. In addition to a variety of different fixtures, these components include potable water pipes, drain and vent pipes, gas pipes, shut-off valves, which we do not test if they are not in daily use, pressure regulators, pressure relief valves, and water-heating devices. Although plastic water pipes are increasing in popularity, the best and most dependable pipes are copper, because they are not subject to the build-up of minerals that bond within galvanized pipes and gradually restrict their inner diameter and reduce the water volume. Water softeners can remove most of these minerals, but not once they are bonded within galvanized pipes, for which there would be no remedy other than a re-pipe. The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factory preset between 45 and 65 pounds per square inch. However, regardless of the pressure, leaks can occur in any system, and particularly in older ones with galvanized pipes, or one in which the regulator fails and high pressure begins to stress the washers and diaphragms within the various components. Waste and drainpipes pipes are equally varied, and range from modern ABS (Acrylonitrile-Butadiene-Styrene) to older ones made of cast-iron, galvanized steel, clay, and even a cardboard-like material that is coated with tar, called Orangeburg, which can compress into an oval shape under the weight of soil and separate like an onion. The type and condition of most pipes is directly related to their age. Older ones are subject to damage through decay and root movement, whereas the more modern ABS ones are virtually impervious to damage. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains. Nonetheless, we do not test the overflow of sink and tub drains, and blockages will occur in the life of any system, but blockages in drainpipes, and particularly in main sewer pipes can cause sewage to back-up into a residence and can be expensive to repair and replace, and particularly older cast-iron drains beneath a slab, which is why we recommend that all sewer pipes be video-scanned, including the three-inch ones under a residence and not just the four-inch main sewer pipes. Of course, a video-scan would also confirm that a house is connected to the public sewer system, which is important because all private systems must be evaluated by specialists.

Potable Water Pipes

Water Main Location

Informational

4.1 The main water shut-off valve is located in the house side yard.

Pressure Regulators

Informational

4.2 A functional pressure regulator is in place on the plumbing system.


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Pressure Relief Valves

Informational

4.3 There is a pressure relief valve on the plumbing system, as required.

Copper Water Pipes

Informational

4.4 The visible portions of the potable water pipes are in acceptable condition.

Polyethylene Water Pipes

Informational

4.5 The residence is served by Polyethylene potable water pipes that are in satisfactory condition.

Thermal Pipe Insulation

Informational

4.6 The potable water pipes appear to be adequately insulated. The various materials of insulations can includeoakum, felt, sphagnum moss, mineral wool, glass fibers, elastomeric and plastic foams, and even asbestos,which we don't have the authority to identify.

Interior Valves & Fixtures

Newer Valves and Fixtures

Informational

4.7 The plumbing fixtures in this residence are newer, but minerals in the water will eventually mar their finish.


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Electric Water Heaters


Informational

4.8 There are a wide variety of residential electric water heaters that range in capacity from fifteen to onehundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years,but they generally last longer. However, few of them last longer than fifteen or twenty years and manyeventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it isprudent to flush them annually to remove minerals that include the calcium chloride bi-product of many watersoftening systems. The water temperature should be set at a minimum of 110 degrees Fahrenheit to killmicrobes and a maximum of 140 degrees to prevent scalding. Also, water heaters can be dangerous inseismic zones if they are not seismically secured, equipped with a pressure/temperature relief valve anddischarge pipe plumbed to the exterior.

Age Capacity & Location

Informational

4.9 Hot water is provided by a 13 year old, 40 gallon water heater that is located in the laundry room.

Standard Observations

Informational

4.10 The water heater is beyond its warranty period.

Electrical Connections

Informational

4.11 The electrical connection to the water heater is functional.

Water Shut-Off & Connectors

Informational

4.12 The water shut-off valve and the connectors are functional.


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Relief Valve & Discharge Pipe

Informational

4.13 The water heater is equipped with a mandated pressure-temperature relief valve and discharge pipe, whichdischarges at the exterior .

Drip Pan & Drainpipe

Informational

4.14 The water heater is equipped with a drip pan and a drainpipe, which is designed to prevent water damagefrom a leak. Nevertheless, the water heater should be periodically monitored for any signs of a leak.


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Electrical

There are a wide variety of electrical systems and many do not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems is that the National Electrical Code [NEC] is not retroactive. Regardless, we are generalists and not electricians and in compliance with our standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, in the interests of safety, we regard every electrical deficiency as a potential hazard and recommended that it be serviced as soon as possible, and that the entire system be evaluated and certified as safe by an electrician. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed within the contingency period or before the close of escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for which we disclaim responsibility. However, we recommend upgrading specific outlets to have ground fault protection, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's, or ground fault circuit interrupters, and have been required in specific locations for more than thirty years, beginning with swimming pools and exterior outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets with the exception of refrigerator and freezer outlets since 1996. Similarly, AFCI's or arc fault circuit interrupters, have been required in all bedroom circuits since 2002. However, inasmuch as arc faults cause thousands of electrical fires and hundreds of deaths each year, we categorically recommend installing them at every circuit as a prudent safety feature.

Age of Electrical System

1950 through 1999

Informational

5.1 The electrical system was installed in 1997 , and does not include ground fault and arc fault breakers,otherwise known as GFCI's and AFCI's, which means that it does not provide the same degree of service andsafety as a modern panel.

Main Electrical Panel


Informational

5.2 National safety standards require electrical panels to be weatherproof, readily accessible, and have aminimum of thirty-six inches of clear space in front of them to facilitate emergency service. Also, they shouldhave a main disconnect, and each circuit should be clearly labeled.


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Service Entrance

Informational

5.3 The main conductor lines are underground, or part of a lateral service entrance. This is characteristic ofmodern electrical services but, inasmuch as the service lines are underground and cannot be seen, they arenot evaluated as part of our service.

Size and Location

Informational

5.4 The residence is served by a 200 amp, 220 volt panel, located in the side yard of the house .

Panel Observations

Informational

5.5 The panel has no visible deficiencies.

Circuit Breakers

Informational

5.6 No visible deficiencies

Figure 5.1 - 155_5837


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Wiring Type

Informational

5.7 There are many different types of residential wiring. that reflect advances in technology. The best is thelatest, and reflects advances in technology, and the worst is the oldest. The latest provides the greatestdegree of service and safety but, with the exception of single-strand aluminum wiring and knob-and-tube,wiring rarely becomes a serious safety concern. Having said that, cloth-covered wiring that was in use in thelate 1930's and throughout the 1940's has a rubber-like insulation that can crack and flake, and typicallywhen the wires at lights and other fixtures are serviced. This is because old circuits that may have onceemployed 60 Watt bulbs can employ 100 and even 150 Watt bulbs that generate much more heat. This doesnot mean that the residence needs to be re-wired, despite what some contractors might allege, but that forsafety's sake you should seek a second opinion.

5.8 The wiring has no visible deficiencies.


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Heat & A/C

We evaluate systems in accordance with industry standards, which means that we do not dismantle and inspect the concealed portions of coils, combustion chambers, electronic air-cleaners, humidifiers, ducts, and in-line duct-motors or dampers. However, we are commonly asked if a system is large enough to serve a residence, but many factors can influence performance, such as the orientation of a residence to the sun, the amount of its insulation, the thermal value of its glazing, and the location of a blower-fan. Therefore, questions regarding the appropriate size of a system are best answered by a specialist. Depending on the climate zone, the components of most heating and air-conditioning systems have a design-life of twenty to twenty-five years, but can fail prematurely with poor maintenance. Therefore, systems that are older than twenty years are not as reliable or efficient as newer ones, and it's essential that any recommendation we may make for service or a second opinion be scheduled before the close of escrow, because our service does not include any form of warranty or guarantee. Regardless, the maintenance of heating and air-conditioning systems is essential for clean air, and filters should be changed every two to three months to optimize performance. In addition, furnaces and air-conditioning coils should be serviced seasonally, or prior to the season in which they are likely to be used, which is not only a sensible investment in energy conservation but an investment in health and safety.

Heat Pump Systems

Age & Location

Informational

6.1 Central heat and air-conditioning are provided by a 13 year-old heat pump by Goodman , with an airhandler located in attic .

System Observations

Informational

6.2 We did not test the heating system because the ambient temperature is too high, and testing it could damagethe coil.

Thermostats

Informational

6.3 The thermostat is functional.


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Heat Pump

Informational

6.4 The condensing coil responded to the thermostat and is functional.

Disconnect

Informational

6.5 The electrical disconnect at the condensing coil is functional.

Circulating Fan

Informational

6.6 The circulating fan is clean and functional.

Return-Air & Filter

Informational

6.7 The return-air compartment is reasonably clean, and should be kept clean by changing filters every two orthree months.

Air Handler

Informational

6.8 The evaporator coil is functional.

Condensate Drain

Informational

6.9 The condensate drainpipe discharges correctly outside the residence.

Drip Pan

Informational

6.10 The drip pan is functional.


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Refrigerant Lines

Informational

6.11 The air-conditioning responded and achieved an acceptable differential temperature split between the airentering the system and that coming out, of eighteen degrees or more.

Differential Temps

ACTION REQUIRED

6.12 The system did not achieve an adequate differential temperature split, and should be pressure-tested orotherwise serviced.

Registers

Informational

6.13 Registers clean and functional.

Flexible Ducts

Informational

6.14 The ducts are metal and insulted with fiberglass and have no visible deficiencies.


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Living Area

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. However, we do not evaluate window treatments, move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on typical cosmetic deficiencies. For instance, we may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are a consequence of movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes and, therefore, we'd be happy to elaborate on why cracks occur and how they should be repaired.

Main Entry

Doors

ACTION REQUIRED

7.1 The door is functional. -Note minor damage to seal and threshold

Flooring

Informational

7.2 The floor is in acceptable condition.

Walls & Ceiling

Informational

7.3 The walls and ceiling are in acceptable condition.

Living Room

Flooring

Informational

7.4 Fl oor is acceptable


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Walls & Ceiling

Informational


Windows

Informational

7.6 The windows are functional.

Outlets

Informational

7.7 We tested the outlets, and found them to be functional.

Dining Room

Flooring

Informational


Walls & Ceiling

Informational


7.10 The walls and ceiling have cosmetic damage, which you should view for yourself.

Windows

Informational

7.11 The windows are functional.


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Outlets

Informational



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Roofing

There are many different roof types, but all have limited guarantees, and most eventually leak. Every roof will wear differently relative to its age, the quality of its material and design-life, the method of its application, its exposure to the elements, and the quality of its maintenance. Regardless, every roof is only as good as its waterproof membrane, which is concealed and cannot be examined without removing the roofing material, and this is equally true of almost all roofs. In fact, the vast majority of all pitched roofs are not designed to be waterproof only water-resistant. What remains true of all roofs is that regardless of their appearance they can leak, but it's virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings or within attics could be old and would not necessarily confirm a leak without corroborative evidence, and such evidence can be deliberately concealed. Consequently, only installers can credibly guarantee that roofs will not leak and they do, usually for three to five years. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy or guarantee that it will not leak. The sellers or occupants will often know the age and history of a roof, and we recommend that you ask them about it. However, you should also include comprehensive roof coverage in your home insurance policy, or obtain a roof certification from a local roofing contractor. You should also be aware that if the termite report requires a residence to be tented it requires personnel to walk on the roof, which can damage the roofing material. Therefore, it is essential that you review the termite report, and if the residence is scheduled to be tented that you have a local roofing company inspect the roof after the tenting has been removed.

Concrete Tile


Informational

8.1 Concrete tile roofs are among the most durable of all roofs, and are warranted by the manufacturer to last forforty years or more, but are usually only guaranteed against leaks by the installer from three to five years.Like other pitched roofs, they are not designed to be waterproof, only water resistant, and are dependant onthe integrity of the waterproof membrane beneath them, which cannot be seen without removing the tiles, butwhich can be split by movement, deteriorated through time, or by ultra-violet contamination. Significantly,although there is some leeway in installation specifications, the type and quality of membranes that areinstalled can vary from one installer to another, and leaks do occur. The majority of leaks result when a roofhas not been well maintained or kept clean, and we recommend servicing them annually.

Method of Evaluation

Informational

8.2 We evaluated the roof and its components by walking on its surface.


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Estimated Roof Age

Informational

8.3 The roof appears to be the same age as the residence, or 13 years old.


Informational

8.4 The roof is in acceptable condition, but this is not a guarantee against leaks. For a guarantee, you wouldneed to have a roofing company perform a water-test and issue a roof certification.



Flat Roofed Sections

Informational

8.5 The roof includes a flat-roofed section, and flat roofs can be problematic if they are not kept clean. Waterponds on most of them, particularly along the leading edges, and will only be dispersed by evaporation.Therefore they must be kept clean and inspected regularly. This is important because our service does notinclude any guarantee against leaks.


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Penetrations & Flashings

Informational

8.6 The valley flashings need to be cleaned and kept clean.

Figure 7.1 - Keep area clean

Drainage & Gutters

Informational

8.7 The gutters appear to be in acceptable condition. However, without water in them it is difficult to judgewhether they are correctly pitched to direct water into the downspouts, but they should function as they wereintended.


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Attics

We do not enter any attic that have less than thirty-six inches of headroom or are restricted by ducts or insulation that obscure the attic floor and make mobility hazardous. In which case, we inspect them as best we can from the access point. When evaluating the type and amount of insulation, we only use generic terms and approximate measurements, and do not sample or test the material for specific identification, and we do not probe or move any insulation in an attempt to expose components.

Main Attic

Access Location

Informational

9.1 The attic can be accessed through a hatch in the hallway ceiling.


Informational

9.2 We evaluated the attic from within.

No Recommended Service

Informational

9.3 We have evaluated the attic and found it to be in acceptable condition, which means that it probably meetsthe standards of the year in which it was built, but would not necessarily meet current standards, in terms ofthe thermal value of its insulation, etc.


Informational

9.4 Attic access cover should be reinforced and insulated


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Framing

Informational

9.5 The roof framing consists of a factor y - built truss system, comprised of components called chords, webs,and struts that are connected by wood or metal gussets nailed or glued in place. Each component of the trussis designed for a specific purpose, and cannot be removed or modified without compromising the integrity ofthe entire truss. The lowest component, which is called the chord and to which the ceiling is attached, canmove by thermal expansion and contraction and cause creaking sounds, which are more pronounced in themornings and evenings along with temperature changes. Such movement has no structural significance, butcan result in small cracks or divots in the drywall or plaster.



Figure 8.7 - 155_5871


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Ventilation

Informational

9.6 Ventilation is standard and adequate.

Electrical

Informational

9.7 The electrical components that are fully visible are in acceptable condition.

Heat Vents

Informational

9.8 The heat vents are in acceptable condition.

Plumbing Vents

Informational

9.9 The plumbing vents are in acceptable condition.

Exhaust Ducts

Informational

9.10 The visible portions of the exhaust ducts are functional.

Water Pipes

Informational

9.11 The visible portions of the water pipes are in acceptable condition, but should be monitored because of theirlocation. Leaks from pipes that pass through an attic can be soaked up by insulation, and are difficult todetect until significant damage is evident elsewhere.


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Blown-In Cellulose

Informational

9.12 The attic is insulated with approximately nine-inches of what appears to be fiberglass insulation. However,the material would need to be evaluated by a specialist for specific identification. Nine inches of insulationshould be adequate, but in some jurisdictions twelve inches is mandated.

Secondary Attic

Access Location

Informational

9.13 The attic can be accessed from a pull-down ladder, located in the garage .


Informational

9.14 We evaluated the attic from within.


Informational

9.15 We have evaluated the secondary attic and found it to be in acceptable condition, which means that itprobably meets the standards of the year in which it was built, but would not necessarily meet currentstandards, in terms of the thermal value of its insulation, etc.


Informational

9.16 There is miscellaneous construction debris present which do es not necessarily need to be removed. Atticsare dark and often dirty places that are rarely entered, but in the interests of residential constructionperformance guidelines they should be free of such debris.


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9.17 Portions of the attic are being used for storage. However, its framing was not engineered for such use andstorage should be limited to lightweight items.

Figure 9.1 - 155_5863 Figure 9.2 - 155_5864


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Framing

Informational

9.18 The roof framing consists of a factor y - built truss system, comprised of components called chords, webs,and struts that are connected by wood or metal gussets nailed or glued in place. Each component of the trussis designed for a specific purpose, and cannot be removed or modified without compromising the integrity ofthe entire truss. The lowest component, which is called the chord and to which the ceiling is attached, canmove by thermal expansion and contraction and cause creaking sounds, which are more pronounced in themornings and evenings along with temperature changes. Such movement has no structural significance, butcan result in small cracks or divots in the drywall or plaster.



Figure 10.7 - 155_5862


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Ventilation

Informational

9.19 Ventilation appears to be standard and adequate.

Heat Vents

Informational

9.20 The heat vents are in acceptable condition.

Plumbing Vents

Informational

9.21 The plumbing vents are in acceptable condition.

Exhaust Ducts

Informational

9.22 The visible portions of the exhaust ducts are functional.

Water Pipes

Informational

9.23 The visible portions of the water pipes are in acceptable condition, but should be monitored because of theirlocation. Leaks from pipes that pass through an attic can be soaked up by insulation, and are difficult todetect until significant damage is evident elsewhere.

Electrical

Informational

9.24 The electrical components that are fully visible are in acceptable condition.


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No Insulation

ACTION REQUIRED

9.25 The attic is not insulated. We will elaborate on this energy conservation requirement, but you should obtainestimates for adding the necessary insulation.


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Bedrooms

Our inspection of bedrooms includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. We evaluate windows to ensure that they meet light and ventilation requirements and facilitate an emergency exit or egress, but we do not evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic damage. Note: In 2002, the National Electrical Code (NEC) was revised to require arc fault circuit interrupt (AFCI) outlets in sleeping quarters. Although our inspection is not for code-compliance, we recognize that this is an essential safety feature that could prevent fires when people are resting or sleeping, and recommend that bedrooms include this essential safety feature.

Master Bedroom

Doors

ACTION REQUIRED

10.1 The door needs to be serviced to work smoothly.

Flooring

Informational


Walls & Ceiling

Informational

10.3 The walls and ceiling are acceptable.


Windows

Informational

10.5 The window is functional. Note loose trim


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Light Ventilation & Safety

Functional

10.6 The bedroom provides adequate light and ventilation, and an openable window for an emergency escape orrescue.

Closets

ACTION REQUIRED

10.7 The closet door needs hardware service to function smoothly.

Lights

ACTION REQUIRED

10.8 Ceiling fan does not respond

Outlets

Informational


First Guest Bedroom

Doors

Informational

10.10 The door is functional.

Flooring

Informational



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Walls & Ceiling

Informational



Windows

Informational

10.14 The window is functional.


Functional


Closets

ACTION REQUIRED


Lights

ACTION REQUIRED


Outlets

Informational



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Second Guest Bedroom

Doors

ACTION REQUIRED


Flooring

ACTION REQUIRED

10.20 The carpet is stained and should be evaluated for service or replacement, or whatever you think best.

Informational


Walls & Ceiling

Informational



Windows

Informational



Informational



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Closets

ACTION REQUIRED


Outlets

Informational


Third Guest Bedroom

Doors

ACTION REQUIRED


Flooring

Informational


Walls & Ceiling

Informational


Windows

Informational



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Informational

10.32 The bedroom provides adequate light and ventilation and an openable window for an emergency escape orrescue.

Closets

ACTION REQUIRED


Lights

Informational

10.34 The lights are functional.


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Environment

The science of environmentally safe homes is relatively new and developing, and the public has learned that seemingly innocent things like carpets and other products can harbor pollutants. In fact, the Environmental Protection Agency (EPA) reports that indoor air quality ranks fifth among potential indoor pollutants. Any residence built before 1978 could contain such infamous contaminants as asbestos and lead, but products containing them were sold after that, and other contaminants continue to become known. There are other lesser known contaminants, one of which is a wood preservative called Chromate Copper Arsenate (CCA) from which arsenic and chromium can be released. It is commonly found in the lumber used to construct decks, walkways, patio covers, picnic tables, and play equipment, to name some common usages. The lumber is recognizable by its greenish tinge, and exposure to it by ingestion, inhalation, or skin absorption poses a known risk to human health and the environment. Children are at the greatest risk, relative to their body weight and other mitigating factors. Health and safety however are personal responsibilities, and homeowners should make sure they're familiar with any contaminant that could pose a health risk to themselves or their families and schedule an evaluation by an industrial hygienist, and particularly if a family member suffers from allergies or asthma.


Built After 1978

Informational

11.1 MOLD is an microorganism that has spores that are spread on the air and land and feed on organic matter. Ithas been in existence throughout human history, and contributes to the life process, and can take manydifferent forms. Some characterized as allergens are relatively benign but can provoke allergic reactionsamong sensitive people, and others characterized as pathogens can have adverse health effects on largesegments of the population, including infants, the elderly, and people with suppressed immune systems.However, there are less common molds called toxigens that represent a serious health threat. All moldsflourish in the presence of moisture, and we make a concerted effort to look for any evidence of it whereverthere could be a water source, including that from condensation. However, some that are commonly found oncellulose materials, such as on drywall, plaster, and wood, may be toxigenic. If mold is to be found anywherewithin a home, it will likely be in the area of tubs, showers, toilets, sinks, water heaters, evaporator coils,inside attics with unvented bathroom exhaust fans, and return-air compartments that draw outside air, all ofwhich are areas that we inspect very conscientiously. Nevertheless, mold can appear as thoughspontaneously at any time, so you should be prepared to monitor your home, and particularly those areasthat we identified. Naturally, it is equally important to maintain clean air-supply ducts and to change filters assoon as they become soiled, because contaminated ducts are a common breeding ground for dust mites,rust, and other contaminants. Regardless, although some mold-like substances may be visually identified, thespecific identification of molds can only be determined by specialists through laboratory analysis, which isbeyond the scope of our inspection. You can learn more about mold from an Environmental ProtectionAgency document entitled "A Brief Guide to Mold, Moisture and Your Home," that can be read anddownloaded from their web site at: http://www.epa.gov/iaq/molds/moldguide.html/RADON is a gas that results from the natural decay of radioactive materials within the soil, and is purportedby the Environmental Protection Agency (EPA) to be the second leading cause of lung cancer in the UnitedStates. The gas is able to enter homes through voids around pipes in concrete floors, or through thefloorboards of poorly ventilated crawlspaces, and particularly when the surrounding ground is wet and the gascannot easily escape through the soil and disperse harmlessly into the air. Unfortunately, it cannot bedetected by the senses, and its existence can only be determined by sophisticated instruments andlaboratory analysis, which is beyond the scope of our service. However, you can learn more about radon andits affects on health, by contacting the EPA at www.epa.gov/radon/images/hmbuygud.pdf, and it would beprudent for you to enquire about any high radon readings that might be prevalent in the region of your home.


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EMFs, or electromagnetic fields, from overhead power lines, transformers, and even such common things ashousehold wiring, electric blankets, telephones, computers, and appliances are alleged to have an adverseaffect on human health, but multiple studies have produced contradictory results. However, field radiation canbe measured and, therefore, homeowners should educate themselves about anything that could adverselyaffect themselves or their families, or employ an environmental hygienist to evaluated the house andproperty.


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Garage

Garage sizes are not uniform, and it would be prudent for you to measure the garage door opening and parking space to ensure that they accommodate your vehicles. In addition, the vast majority of garages are built on-grade and are susceptible to moisture intrusion. In fact, evidence of moisture intrusion typically appears as salt crystals, a white powder, on the slab or side walls, which is known as efflorescence, and which occurs when moisture passes through concrete and activates minerals. This is not particularly significant, but can have an adverse affect storage items.

Double-Car Garage

Slab Floor

Informational

12.1 The slab is functional.

Walls & Ceiling

Informational

12.2 The open-frame areas of the garage are in acceptable condition.

12.3 The walls in the garage are sheathed and in acceptable condition.

Ventilation Ports

Informational

12.4 The garage has standard ventilation ports.


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Firewall Separation

ACTION REQUIRED

12.5 A pull-down ladder assembly violates the firewall separation between the garage and the residence. Its hatchcover should be sheathed in metal, or the wall of the residence beyond it must be plastered or dry-walled.

Figure 11.1 - Cover must be of fire rated material

House Entry Door

ACTION REQUIRED

12.6 The house entry door is not identified as being fire-rated and must be, to maintain the necessary firewallseparation between a garage and living quarters, and will need to be replaced.

Figure 12.1 - 155_5836

12.7 The house entry door is not self-closing and is required to be, to maintain the necessary firewall separationbetween a garage and living quarters, and will need to be serviced.


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Garage Door

ACTION REQUIRED

12.8 The garage door is sagging, and should be serviced.

Figure 13.1 - 155_5834 Figure 13.2 - 155_5831

Auto Openers

ACTION REQUIRED

12.9 Not tested- note control button taped to wall

Figure 14.1 - Unit taped to wall

Lights

ACTION REQUIRED

12.10 The light does not respond, and should be serviced.


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12.11 There is an open electrical junction box that should be sealed.

Figure 15.1 - 155_5830


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Kitchen

We test kitchen appliances for their functionality and not their performance or the variety of their settings or cycles. However, if they are older than ten years they are not likely to be efficient. Regardless, we do not inspect the following items: portable dishwashers, refrigerators, trash-compactors, built-in toasters, coffee-makers, can-openers, blenders, instant hot-water dispensers, water-purifiers, indoor barbecues, grills, or rotisseries, timers, clocks, thermostats, the self-cleaning cycles of ovens, and concealed or under-cabinet lighting, which is often installed after the initial construction and rarely wired to National Electrical Code standards.

Kitchen

Windows

Informational


Sink & Countertop

ACTION REQUIRED

13.2 The sink and countertop are functional but not secure

Cabinets

Informational

13.3 The cabinets are in acceptable condition.

Valves & Connectors

Informational

13.4 The valves and connectors below the sink are functional. However, they are not in daily use and willinevitably become stiff or frozen. System passed functional flow and drainage testing


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Sink Faucet

Informational

13.5 The faucet is functional.

Trap and Drain

Informational

13.6 The trap and drain are functional.

Garbage Disposals

Informational

13.7 The garbage disposal is functional.

Electric Ranges

Informational

13.8 The electric range is functional.

Built-in Electric Ovens

Informational

13.9 The electrical oven is functional, but was neither calibrated nor tested for its performance. Unit is old andloose

Built-in Dishwashers

ACTION REQUIRED

13.10 The dishwasher does not progress through its cycles, and should be evaluated.

Exhaust System

Informational

13.11 The exhaust fan responded to the controls, but we do not evaluate the effectiveness of the draw.


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Microwaves

ACTION REQUIRED

13.12 The microwave does not respond

Lights

Informational

13.13 The light is functional.

Outlets

Informational

13.14 The outlets that were able to be tested are functional, and include ground fault protection.


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Hallways

Main Hallway

Flooring

Informational


14.2 The floor is worn or cosmetically damaged, which you should view for yourself.

Walls & Ceiling

Informational


Outlets

Informational



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Bathrooms

Our evaluation of bathrooms does not include the evaluation of steam showers, saunas, or window treatments, and we do not comment on cosmetic imperfections, such as dull or deteriorated finishes or mineral scaling common to most bathroom fixtures. Also, we do we leak-test shower pans, which is the responsibility of a termite inspector, or valves that are not in daily use, such as the shut-off valves below sinks and toilets, and the overflow aperture of sinks and tubs. However, old valves have a tendency to leak when turned off and on for the first time in years, for which reason we recommend replacing all valves that are older than ten years with new ones that include resilient braided stainless steel hoses.

Powder Room


Informational

15.1 We have evaluated the bathroom, and found it to be in acceptable condition.

Doors

Informational


Flooring

Informational


Walls & Ceiling

Informational


Toilet & Bidet

Informational

15.5 The toilet is functional.


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Sink & Countertop

Informational

15.6 The sink and its components are functional . Mino leak at stem of faucet

Exhaust Fan

Informational

15.7 The exhaust fan is functional.

Lights

Informational


Outlets

Informational

15.9 The outlets are functional and include ground-fault protection.

Master Bathroom

Doors

Informational


Flooring

ACTION REQUIRED

15.11 There are cracks in the tiles, which you should view for yourself. They are likely to have been caused bymovement or an insubstantial mortar base, but you may wish to seek a second opinion.

Informational

15.12 The floor seams are lifting, and should be evaluated by a specialist.


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Walls & Ceiling

Informational


Toilet & Bidet

Informational

15.14 The toilet is functional. Seat is loose

Sink & Countertop

Informational

15.15 The sink and its components are functional. System passed functional flow and drainage testing

Tub-Shower

ACTION REQUIRED

15.16 The tub stopper is missing, and should be replaced.

Informational

15.17 The tub/shower is functional.

Exhaust Fan

Informational


Lights

Informational



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Outlets

Informational


Hallway Bathroom

Doors

Informational


Flooring

Informational


Walls & Ceiling

Informational


Windows

Informational


Toilet & Bidet

Informational

15.25 The toilet is functional. Seat is loose


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Sink & Countertop

Informational

15.26 The sink and its components are functional System passed functional flow and drainage testing

Tub-Shower

ACTION REQUIRED


Informational

15.28 The tub/shower is functional.

Exhaust Fan

Informational


Lights

Informational


Outlets

Informational



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Laundry

We do not test clothes dryers or washing machines and their water supply and drainpipes. However, the water to washing machines is commonly left on, and their hoses can leak under pressure and continue to flow. Therefore, we recommend replacing older rubber hoses with a braided stainless steel type that are more resilient. Also, homeowners need to be aware that the new washing machines can discharge a greater volume of water than the drainpipes in older homes can handle, which in turn causes back-ups and overflows that can only be prevented by installing a larger diameter drainpipe.

Laundry Room

Doors

ACTION REQUIRED


Figure 16.1 - 155_5835

Flooring

Informational


Walls & Ceiling

Informational



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Exhaust Fan

Informational


Sink & Components

Informational

16.5 The laundry sink and its components are functional.

Valves & Connectors

Informational

16.6 The valves and connectors are functional. However, because they are not in daily use they typically becomestiff or frozen. System passed functional flow and drainage testing

Trap & Drain

Informational

16.7 The trap and drain are functional.

Dryer Vent

Informational

16.8 Faulty dryer vents have been responsible for thousands of fires each year, hundreds of injuries, and evendeaths. The safest vents are smooth-walled metal ones that only travel a short distance; all other typesshould be inspected regularly to ensure that they are not trapping lint or moisture.

Lights

ACTION REQUIRED

16.9 A ceiling light does not respond, and should be serviced before the close of escrow.


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Outlets

Informational



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Stairs

Stairs can be dangerous, and particularly for children and the elderly. For this reason, risers and treads should be a uniform height and width, and the stairs should have a secure handrail, and if small children occupy the residence suitable precautions should be taken to protect them.

Main Stairs

Floor Treads & Risers

Informational

17.1 The floor, treads and risers are acceptable.

Walls & Ceiling

Informational

17.2 The walls are in acceptable condition.

17.3 The walls have cosmetic damage, which you should view for yourself.

Figure 17.1 - 155_5845

Handrails & Guardrails

Functional

17.4 The handrail is secure. For safety reasons, their security and stability should be monitored


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Report Summary

This summary report is intended to provide a convenient and cursory preview of the more significantconditions and components that we have identified within our report as needing service, but could beincomplete. It is obviously not comprehensive, and should not be used as a substitute for reading theentire report, nor is it a tacit endorsement of the condition of components or features that may not appearin this summary. Also, in accordance with the terms of the contract, the service recommendations that wemake in this summary and throughout the report should be completed well before the close of escrow bylicensed specialists, who may well identify additional defects or recommend some upgrades that couldaffect your evaluation of the property.

THIS REPORT IS THE EXCLUSIVE PROPERTY OF THE INSPECTION COMPANY AND THE CLIENT WHOSE

NAME APPEARS HEREWITH, AND ITS USE BY ANY UNAUTHORIZED PERSONS IS PROHIBITED.

The Site

We evaluate the following exterior features: driveways, walkways, fences and gates, steps and handrails, guardrails, yard walls, carports, patio covers, and decks. However, we do not evaluate detached structures, such as storage sheds, and remotely controlled components, such as automatic driveway gates. Also, we do not evaluate landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, landscape lighting, and irrigation.

Site Components

Hard Surfaces

ACTION REQUIRED

1.7 There are cracks in the exterior hard surfaces, including the driveway, the walkways, and the house walls.We can elaborate on this issue but cannot predict future performance, and recommend that you consult witha geo-technical specialist.

Figure 1.1 - 155_5841


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Yard Walls

ACTION REQUIRED

1.10 The yard walls have stress fractures or open grout joints, and should be serviced.

Figure 2.1 - 155_5840


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Residence

All residences are subject to the forces of nature, which is why we evaluate their components, such as foundations, roofs, walls, floors, etc. Regardless, it's important to maintain a residence and keep its walls sealed, because they provide the only barrier against deterioration. Unsealed cracks around windows and doors can permit moisture intrusion, which is the principle cause of the deterioration of any surface.

Exterior House Components

Wood Fascia & Trim

ACTION REQUIRED

3.2 The wood trim is weathered and needs preparation and paint. Ideally, all wooden surfaces should bestripped or sanded down to the bare wood, primed, and painted with an oil-based enamel that penetrates thewood. The enamel should be strained through cheese-cloth to remove particulates, which will leave thesurface smooth and shiny.



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Heat & A/C

We evaluate systems in accordance with industry standards, which means that we do not dismantle and inspect the concealed portions of coils, combustion chambers, electronic air-cleaners, humidifiers, ducts, and in-line duct-motors or dampers. However, we are commonly asked if a system is large enough to serve a residence, but many factors can influence performance, such as the orientation of a residence to the sun, the amount of its insulation, the thermal value of its glazing, and the location of a blower-fan. Therefore, questions regarding the appropriate size of a system are best answered by a specialist. Depending on the climate zone, the components of most heating and air-conditioning systems have a design-life of twenty to twenty-five years, but can fail prematurely with poor maintenance. Therefore, systems that are older than twenty years are not as reliable or efficient as newer ones, and it's essential that any recommendation we may make for service or a second opinion be scheduled before the close of escrow, because our service does not include any form of warranty or guarantee. Regardless, the maintenance of heating and air-conditioning systems is essential for clean air, and filters should be changed every two to three months to optimize performance. In addition, furnaces and air-conditioning coils should be serviced seasonally, or prior to the season in which they are likely to be used, which is not only a sensible investment in energy conservation but an investment in health and safety.

Heat Pump Systems

Differential Temps

ACTION REQUIRED

6.12 The system did not achieve an adequate differential temperature split, and should be pressure-tested orotherwise serviced.


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Living Area

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. However, we do not evaluate window treatments, move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on typical cosmetic deficiencies. For instance, we may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are a consequence of movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes and, therefore, we'd be happy to elaborate on why cracks occur and how they should be repaired.

Main Entry

Doors

ACTION REQUIRED

7.1 The door is functional. -Note minor damage to seal and threshold

Attics

We do not enter any attic that have less than thirty-six inches of headroom or are restricted by ducts or insulation that obscure the attic floor and make mobility hazardous. In which case, we inspect them as best we can from the access point. When evaluating the type and amount of insulation, we only use generic terms and approximate measurements, and do not sample or test the material for specific identification, and we do not probe or move any insulation in an attempt to expose components.

Secondary Attic

No Insulation

ACTION REQUIRED

9.25 The attic is not insulated. We will elaborate on this energy conservation requirement, but you should obtainestimates for adding the necessary insulation.


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Bedrooms

Our inspection of bedrooms includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. We evaluate windows to ensure that they meet light and ventilation requirements and facilitate an emergency exit or egress, but we do not evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic damage. Note: In 2002, the National Electrical Code (NEC) was revised to require arc fault circuit interrupt (AFCI) outlets in sleeping quarters. Although our inspection is not for code-compliance, we recognize that this is an essential safety feature that could prevent fires when people are resting or sleeping, and recommend that bedrooms include this essential safety feature.

Master Bedroom

Doors

ACTION REQUIRED


Closets

ACTION REQUIRED


Lights

ACTION REQUIRED


First Guest Bedroom

Closets

ACTION REQUIRED



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Lights

ACTION REQUIRED


Second Guest Bedroom

Doors

ACTION REQUIRED


Flooring

ACTION REQUIRED

10.20 The carpet is stained and should be evaluated for service or replacement, or whatever you think best.

Closets

ACTION REQUIRED


Third Guest Bedroom

Doors

ACTION REQUIRED


Closets

ACTION REQUIRED



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Garage

Garage sizes are not uniform, and it would be prudent for you to measure the garage door opening and parking space to ensure that they accommodate your vehicles. In addition, the vast majority of garages are built on-grade and are susceptible to moisture intrusion. In fact, evidence of moisture intrusion typically appears as salt crystals, a white powder, on the slab or side walls, which is known as efflorescence, and which occurs when moisture passes through concrete and activates minerals. This is not particularly significant, but can have an adverse affect storage items.

Double-Car Garage

Firewall Separation

ACTION REQUIRED

12.5 A pull-down ladder assembly violates the firewall separation between the garage and the residence. Its hatchcover should be sheathed in metal, or the wall of the residence beyond it must be plastered or dry-walled.

Figure 11.1 - Cover must be of fire rated material


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House Entry Door

ACTION REQUIRED

12.6 The house entry door is not identified as being fire-rated and must be, to maintain the necessary firewallseparation between a garage and living quarters, and will need to be replaced.

Figure 12.1 - 155_5836

12.7 The house entry door is not self-closing and is required to be, to maintain the necessary firewall separationbetween a garage and living quarters, and will need to be serviced.

Garage Door

ACTION REQUIRED

12.8 The garage door is sagging, and should be serviced.

Figure 13.1 - 155_5834 Figure 13.2 - 155_5831


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Auto Openers

ACTION REQUIRED

12.9 Not tested- note control button taped to wall

Figure 14.1 - Unit taped to wall

Lights

ACTION REQUIRED

12.10 The light does not respond, and should be serviced.

12.11 There is an open electrical junction box that should be sealed.

Figure 15.1 - 155_5830


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Kitchen

We test kitchen appliances for their functionality and not their performance or the variety of their settings or cycles. However, if they are older than ten years they are not likely to be efficient. Regardless, we do not inspect the following items: portable dishwashers, refrigerators, trash-compactors, built-in toasters, coffee-makers, can-openers, blenders, instant hot-water dispensers, water-purifiers, indoor barbecues, grills, or rotisseries, timers, clocks, thermostats, the self-cleaning cycles of ovens, and concealed or under-cabinet lighting, which is often installed after the initial construction and rarely wired to National Electrical Code standards.

Kitchen

Sink & Countertop

ACTION REQUIRED

13.2 The sink and countertop are functional but not secure

Built-in Dishwashers

ACTION REQUIRED

13.10 The dishwasher does not progress through its cycles, and should be evaluated.

Microwaves

ACTION REQUIRED

13.12 The microwave does not respond


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Bathrooms

Our evaluation of bathrooms does not include the evaluation of steam showers, saunas, or window treatments, and we do not comment on cosmetic imperfections, such as dull or deteriorated finishes or mineral scaling common to most bathroom fixtures. Also, we do we leak-test shower pans, which is the responsibility of a termite inspector, or valves that are not in daily use, such as the shut-off valves below sinks and toilets, and the overflow aperture of sinks and tubs. However, old valves have a tendency to leak when turned off and on for the first time in years, for which reason we recommend replacing all valves that are older than ten years with new ones that include resilient braided stainless steel hoses.

Master Bathroom

Flooring

ACTION REQUIRED

15.11 There are cracks in the tiles, which you should view for yourself. They are likely to have been caused bymovement or an insubstantial mortar base, but you may wish to seek a second opinion.

Tub-Shower

ACTION REQUIRED


Hallway Bathroom

Tub-Shower

ACTION REQUIRED



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Laundry

We do not test clothes dryers or washing machines and their water supply and drainpipes. However, the water to washing machines is commonly left on, and their hoses can leak under pressure and continue to flow. Therefore, we recommend replacing older rubber hoses with a braided stainless steel type that are more resilient. Also, homeowners need to be aware that the new washing machines can discharge a greater volume of water than the drainpipes in older homes can handle, which in turn causes back-ups and overflows that can only be prevented by installing a larger diameter drainpipe.

Laundry Room

Doors

ACTION REQUIRED


Figure 16.1 - 155_5835

Lights

ACTION REQUIRED

16.9 A ceiling light does not respond, and should be serviced before the close of escrow.


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Affiliations

Graduate-Marylhurst University, Marylhurst Oregon MBA 2001Graduate-Professional Home Inspection Institute-Advanced Degree 2005Passed-National Home Inspection Exam 2005Graduate- Purdue University-Wood Destroying Insects and Pests 2008Graduate-Sonoran Desert Instutite-Home Inspection TrainingArizona Home Inspection License #43208

Lematta Home InspectionsGoodyear, Arizona 85395

Phone: 623 523 [email protected] | www.lemattahomeinspections.com


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