faira transparency reports 2515 valetta ln, alpine, ca … · should schedule any such specialized...

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FAIRA TRANSPARENCY REPORTS

2515 Valetta Ln, Alpine, CA 91901

Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

You may view more detailed information for this home and can make an offer at

http://www.faira.com/listings/11814 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

Inspection Report

Jim Lind

Property Address:2515 Valetta LnAlpine CA 91901

John Robinson's Inspection Group

Mike Barre1568 Alcala Court San Diego, CA 92111

(619)684-1444 - [email protected]

John Robinson's Inspection Group Lind

2515 Valetta Ln Page 2 of 84

Table of Contents

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

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

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

1 Built-In Kitchen Appliances........................8

2 Plumbing System................................... 11

3 Interiors ............................................... 22

4 Electrical System ................................... 31

5 Garage ................................................. 40

6 Insulation and Ventilation ....................... 44

7 Roofing ................................................ 46

8 Exterior ................................................ 49

9 Structural Components ........................... 55

10 Heating / Central Air Conditioning .......... 58

11 General Pictures................................... 65

Summary ................................................ 70

Invoice.................................................... 81

Agreement .............................................. 82



Date: 4/12/2018 Time: 01:00:00 PM Report ID: 041218MB1Property:2515 Valetta LnAlpine CA 91901

Customer:Jim Lind

Real Estate Professional:Christopher EllisFaira.com Corp

PLEASE BE ADVISED:This inspection report is the exclusive and sole property of John Robinson's Inspection Group and the Clients

who's name appears in the area above labeled Customer.

Unauthorized reproduction and/or distribution of this report is strictly prohibited.

Subsequent buyers, real estate agents and/or sellers assume full responsibility for giving this inspection reportto anyone who does not have a signed contract or written agreement with John Robinson's Inspection Group.Due to the natural aging process of the materials used in constructing a home, and the normal wear and tearon the mechanical items in the home, THIS REPORT CAN ONLY REFLECT OBSERVATIONS MADE ON THEDAY OF THE INSPECTION. Subsequent buyers should have a new inspection performed to protect theirinterests.

Inspectors working for John Robinson's Inspection Group inspect properties in accordance with the Standardsof Practice of the International Association of Certified Home Inspectors and our inspection agreement whichare listed on our website at the following link: Inspection Agreement. Items that are excluded (not inspected)are indicated in the contract and/or disclaimed in the aforementioned Standards of Practice. The observationsand opinions expressed within the report take precedence over any verbal comments. It should be understoodthat the inspector is only on-site for a few hours and will not comment on insignificant deficiencies, but rather,confine the observations to truly significant defects or deficiencies that significantly affect the value,desirability, habitability or safety of the structure. The Client should consider all defects identified in thisinspection report as significant.

The inspection shall be limited to those specific systems, structures and components that are present andaccessible. Components and systems shall be operated with normal user controls, and not forced or modifiedto work. Those components or systems that are found not to work at time of inspection will be reported, andthose items should be inspected and repaired or replaced by a qualified specialist in that field. You must obtainestimates for any items noted in the report that require further evaluation or repair. The inspector cannot knowwhat expense would be considered significant by client, as everyone's budget is different. It is thereforeclient's responsibility to obtain quotations prior to the end of the contingency period. . This is very important,as once you pass the contingency period, or purchase the house, repairs become your sole responsibility. Ifyou have questions about the significance of a repair item, call a licensed professional immediately.

The recommendations that the inspector makes in this report for specialist evaluations should be completedwithin the contingency period by licensed professionals, who may well identify additional defects orrecommend some upgrades or replacements that could affect your evaluation of the property. We caution youto be wary of anyone who has a vested interest, and particularly those who attempt to alarm you or denigrateothers.

We feel that everything in this inspection report is significant. Especially the items marked "Repair or Replace"(RR). We cannot assume liability for an item, system, or component the client did not feel was significant attime of inspection, but later feels is. For this reason, we are informing you now that when as little as one (1)"Repair or Replace" (RR) item is indicated in any portion of the inspection report, you must have that entiresystem further evaluated by a licensed specialist in that field before the end of your contingency period. Theselicensed specialist may well identify additional defects or recommend some upgrades or replacements thatcould affect your evaluation of the property. Paying John Robinson's Inspection Group for this general homeinspection and written inspection report constitutes your understanding and agreeing to what has beenoutlined in this paragraph.



SCOPE OF WORKYou have contracted for us, John Robinson's Inspection Group, to perform a general inspection. We performedthis inspection in accordance with standards of practice established by the International Association of CertifiedHome Inspectors (Inter-NACHI). A copy of these standards can be obtained by visiting Standards of Practice.It is distinct from a specialist inspection, which can be costly, take several days to complete, involve the use of

specialized instruments, the dismantling of equipment, video-scanning, destructive testing, and laboratoryanalysis. By contrast, the general inspection is completed on-site, at a fraction of the cost and within a few

hours. Consequently, the general inspection and its report will not be as comprehensive as that generated byspecialists and it is not intended to be. The purpose of this inspection is to identify systems that should befurther evaluated by licensed contractors who through their evaluations may identify additional material

defects or adverse conditions that could result in injury or lead to costs that would significantly affect yourevaluation of the property. We strongly urge you to follow our further evaluation recommendations as statedin the inspection report prior to the end of your contingency period to prevent issues from arising after the

close of escrow.

We evaluate conditions, systems, or components, and report on their condition, which does not mean that theyare ideal but that they are either functional or met a reasonable standard at a given point in time. We do takeinto consideration when a house was built and allow for the predictable deterioration that would occur throughtime, such as the cracks that appear in concrete and in the plaster around windows and doors, scuffed walls orwoodwork, worn or squeaky floors, stiff or stuck windows, and cabinetry that does not function as it did whennew. Therefore, we tend to ignore insignificant and predictable defects, and do not annotate them, andparticularly those that would be apparent to the average person or to someone without any constructionexperience. We are not authorized, or have the expertise, to test for environmental contaminants, or commenton termite, dry rot, fungus or mold, but may alert you to its presence. Similarly, we do not test the quality ofthe air within a residence. However, clean air is essential to good health, and we categorically recommend airsampling and the cleaning of supply ducts as a wise investment in environmental hygiene. Therefore, youshould schedule any such specialized inspections with the appropriate specialist before the close of escrow.

A house and its components are complicated, and because of this and the limitations of an on-site report, weoffer unlimited consultation and encourage you to ask questions. In fact, we encourage candid and forthrightcommunication between all parties, because we believe that it is the only way to avoid stressful disputes andcostly litigation. Remember, we only summarized the report on-site and it is essential that you read all of it,and that any recommendations that we make for service or evaluation by specialists should be completed anddocumented well before the close of escrow, because additional defects could be revealed by specialists, orsome upgrades recommended that could affect your evaluation of the property, and our service does notinclude any form of warranty or guarantee.

If you or a family member has health problems, or you are concerned about mold, it is YOURresponsibility to get an air quality or mold inspection regardless of the findings in this report. JohnRobinson's Inspection Group is not a mold inspection company and is not qualified/licensed toinspect for nor identify mold.

Definitions of CommentsThe following definitions of comment descriptions represent this inspection report. All comments by theinspector should be considered before purchasing this home. Any recommendations by the inspector to repairor replace suggests a second opinion or further inspection by a qualified contractor. That professional shouldinspect the entire system or component, as problems at one area could indicate problems at other areas of thesystem. All costs associated with further inspection fees and repair or replacement of item, component or unitshould be considered before you purchase the property.

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



Informational (INF)= This unit or component appeared to be functional at the time of the inspection.However, it may be showing signs of age, use, wear and/or approaching the end of its life. This unit orcomponent may need to be cleaned, serviced or repaired by a qualified technician and to determine its liferemaining.

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

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

Repair or Replace (RR) = The item is not functioning as intended and/or its entire system needs to befurther evaluated or inspected by a licensed contractor in that field (Plumbing = Plumber, Electrical =Electrician, etc.). Note: Damage or additional items in need of repair may exist that are not identified in thisinspection report and/or are beyond the scope of this home inspection, may be discovered by the licensedcontractor. This is why we strongly recommend that you seek further inspections and evaluations BEFORE THEEND OF YOUR CONTENGICY PERIOD. We cannot and will not be responsible for your failure to follow ourrecommendations listed in this inspection report.

Safety Concern (SC)=This system or component current state poses a potential safety hazard to theoccupants or structure. This item should be immediately further evaluated and repaired by a qualifiedtechnician/contractor to ensure safety.

A home inspection and it's report are only describing the condition of the systems and components of thishouse on the day of inspection. A home inspection is not a home warranty or guarantee of any kind. Systemsand components of this home may and probably will fail anytime after the inspection. We HIGHLYrecommend that you purchase and maintain a comprehensive home warranty, including coverage for yourroofing, heating and air conditioning, plumbing, and electrical systems and renew it each year you own thishouse.

This home is older than 36 years and the home inspector considers this while inspecting. It is common to haveareas that no longer comply with current code. This is not a new home and this home cannot be expected tomeet current code standards. While this inspection makes every effort to point out safety issues, it does notinspect for code. It is common that homes of any age will have had repairs performed and some repairs maynot be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for itemsthat are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixedmaterials. Sometimes water signs in crawlspaces or basements could be years old from a problem that nolonger exists. Or, it may still need further attention and repair. Determining this can be difficult on an olderhome. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this istypical and fairly common. If the home inspection reveals signs of damage you should have a pest controlcompany inspect further for activity and possible hidden damage. The home inspection does not look forpossible manufacturer re-calls on components that could be in this home. Always consider hiring theappropriate expert for any repairs or further inspection.

Due to personal items such as clothing, furniture, window coverings, towels, hygiene and/or cleaning products,a full evaluation of the cabinets, closet, and walls could not be made. I recommend you carefully inspect thecabinets prior to close of escrow.

Style of Home:Single family detached

Year home was built:1981

Parties present:Seller

Weather:Clear

Temperature:71 degrees

Rain in last 3 days:Yes

Carbon Monoxide test:Yes

Number of levels:1

Occupied:Yes*



House Square Footage:2,469 Sq. Ft.



1. Built-In Kitchen Appliances

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

Styles & MaterialsRange:-Electric-

Dishwasher:Whirlpool

Disposer:Badger

Exhaust/Range Hood:-Vented-

Buit-in Microwave:Built into Wall Oven

Wall Oven:General Electric

Items1.0 GENERAL INFORMATION

InformationalSome appliances may not have the same degree of efficiency as a newer model. Also you should notexpect these appliances to last indefinitely.

1.1 DISHWASHERRepair or Replace(1) The dishwasher does not appear to be equipped with a mandated anti-siphon valve. Advise repair bya licensed plumber.

1.1 Item 1(Picture)

(2) The dishwasher turned on and completed a was cycle at the time of the inspection. However, this isnot a guarantee that this unit will not leak at sometime in the future. We recommend purchasing a homewarranty to cover the unit and possible damages caused by leaks.

1.1 Item 2(Picture)



1.2 RANGES AND COOKTOPSInformationalInfrared picture of range/cooktop in operation. This unit appeared operational.

1.2 Item 1(Picture)

1.3 EXHAUST FAN/RANGE HOOD/DOWNDRAFTInformationalThe kitchen exhaust fan is functional but it's components need to be cleaned or degreased.

1.3 Item 1(Picture)

1.4 GARBAGE DISPOSERInformationalUnit appears to be operable. However, the cutting plates are rusted. This unit may have a limited lifespan.

1.5 BUILT-IN MICROWAVEInformationalThe operation of the microwave was tested using a microwave tester. This unit appeared functional at thetime of inspection.

1.5 Item 1(Picture)

1.6 WALL OVENInformational



Infrared picture of oven in operation. This unit appeared operational.

1.6 Item 1(Picture)

1.7 REFRIGERATORNot InspectedRefrigerators are not inspected because they are outside the scope of a standard home inspection.

1.8 WASHER/DRYERNot InspectedClothes washer and dryer were not tested nor inspected. Testing these units is outside the scope of astandard home inspection.

1.9 TRASH COMPACTORNot InspectedTrash compactors are not inspected because they are outside the scope of a standard home inspection

1.9 Item 1(Picture)

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



2. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports,and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and ventsystem, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functionaldrainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls;and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supplypiping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply anddistribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of mainwater supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and allexterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The homeinspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and wastedisposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flushvalves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except asto functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system forproper sizing, design, or use of proper materials. Please refer to our Standards of Practice for a detailed list of what isinspected and what is not inspected.

We evaluate plumbing systems and their components in accordance with state or industry standards, which includetesting for pressure and functional flow. Plumbing systems have common components but they are not uniform. Inaddition to fixtures, components typically consist of gas pipes, potable water pipes, drain and vent pipes, shut-offvalves, which we do not test, pressure regulators, pressure relief valves, and water-heating devices. The best and mostdependable water pipes are copper, because they are not subject to the build-up of minerals that bond to the inside ofgalvanized pipes and gradually reduce their inner diameter and restrict the volume of water. A water softener willremove most of these minerals, but not once they are bonded within the pipes, for which there would be no remedyother than a re-pipe.

The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good highwater pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator isrecommended, which typically comes factory preset between forty-five and sixty-five pounds per square inch. However,regardless of the pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, andcommonly when the regulator fails and high pressure begins to stress the washers and diaphragms within the variouscomponents.

Waste pipes are equally varied and are comprised of older ones, such as those made of clay, or others that are made ofa material like cardboard coated with tar, and modern plastic ones referred to as ABS. Typically, the condition of thesepipes is directly related to their age. ABS pipes, for instance, are virtually impervious to deterioration. However, someABS pipes are alleged to have manufacturing defects. Regardless, inasmuch as most drainpipes are concealed, we canonly infer their condition by observing the draw at drains. Nonetheless, blockages will occur at some point in the life ofany system, but blockages in the waste lines, and particularly in a main sewer line, can be costly, and it would beprudent to have the main sewer line video scanned. This would also confirm that the house is connected to the publicsewer system, which is important because such systems should be evaluated by a specialist before the close of escrow.

Styles & MaterialsWater Source:Public

Plumbing Supply:Copper

Plumbing Distribution:CopperPartially Visible

Washer Drain Size:2" Diameter

Plumbing Waste:AgedABSPartially Visible

Water Heater Fuel Source:ElectricSolar

Water Heater Flue Pipe Material:None

Capacity:100 GALONS2 UNITS

Year Water Heater Was Made:REPLACED2016

Manufacturer:RELIANCERUUD

Water Pressure:80-85 psi

Gas Distribution Piping:Rigid Iron Pipe



Items2.0 PLUMBING GENERAL

Informational(1) A majority of the plumbing supply, distribution, drain, waste, and vent systems were concealed behindthe flooring, buried in the slab, routed through the attic below the insulation insulation or in inaccessiblesections of the attic or crawlspace and were not visible at the time of the inspection. Our inspection ofthe plumbing system is non-intrusive and non-destructive and only included the visibly accessiblecomponents of the plumbing system. Please be advised: THIS INSPECTION OF THE PLUMBING SYSTEMIS NOT A WARRANTY OR GUARANTEE THAT LEAKS OR BLOCKAGES WILL NOT OCCUR ANYWHERE IN THEPLUMBING SYSTEM AT ANY POINT IN TIME AFTER THIS HOME INSPECTION HAS BEEN COMPLETED. Weare informing you now that you should purchase a homeowner insurance policy and home warrantee thatcovers the plumbing system in the event problems develop in this system. John Robinson's InspectionGroup is not and will not be responsible for concealed defects and will be held harmless should anydevelop in this home.(2) The purpose of this inspection is to identify systems that should be further evaluated by licensed contractors. These licensedcontractors my find additional issues that need to be addressed that are not included or reported on in this report. Our inspection is notto be confused with a specialist further evaluation and is not intended to be technically exhaustive nor a substitute for a specialistinspection or further evaluation.

Due to a number of defects discovered during our inspection of this home's plumbing system, I recommend that this homes plumbingsystem be further evaluated by a licensed plumber before the end of your contingency period.

2.1 PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEMRepair or Replace(1) The hot water is inoperable at the wet bar sink faucet. The water appeared to be turned off at time ofinspection. Many times this indicates a drip or a leak. Home inspectors are not allowed to turn valves toverify function. We advise repair as necessary by a qualified person.

2.1 Item 1(Picture)

(2) Please note: due to wall coverings, insulation, HVAC ductwork, buried lines or other obstructions, itwas not possible to observe the entire water supply and distribution system throughout this entire home.Damage to the piping can be present in a non-visible location. You may wish to have the water supplyand distribution system further explored by a licensed plumber contractor before the end of yourcontingency period to determine if any latent defects exist.

2.2 FIXTURES AND CONNECTED DEVICESRepair or Replace



(1) Rust, corrosion or calcification noted at one or more faucet. Advise replacement to prevent futureleaks. Until then, these fixtures should be closely monitored.

2.2 Item 1(Picture) examplenoted at master bath

(2) One or more toilet was noted loose to the floor. This can cause damage to the wax ring under thetoilet. A damaged wax ring can allow water to leak. Left unchecked, leaking wax rings may cause otherproblems to include but not limited to: damaging the flooring and adjacent wall materials, organic growth,and even cause damage to the slab or wood subfloor. I Recommend further evaluation by a licensedplumber and repair as needed.

2.2 Item 2(Picture)

(3) The laundry area is equipped with rubber supply lines. This type of line is prone to dry rot and failure.Advise having a licensed plumbing contractor upgrade to new steel braided hoses to prevent thiscondition.

2.2 Item 3(Picture)



(4) The hot and or cold water shut-off valves at the laundry are rusted and corroded. This is indicative ofprevious leaks that have sealed themselves. We advise replacing these valves as preventivemaintenance.

2.2 Item 4(Picture)

(5) One or more sink faucet is loose to the countertop/sink. Advise further evaluation and repair by alicensed plumber or qualified professional.

2.2 Item 5(Picture) examplenoted at wet bar

(6) One piece valve/flexible supply lines are installed at some or all sinks and toilets. These shut valvesand supply lines are known to fail as a result of internal corrosion and hard water build-up. Corrosion/calcification was also observed at these valves which is indicative of leaks that have sealed themselves. Irecommend replacing all of these older angle stop valves with new valves and braided steel supply lines toavoid leaks.

2.2 Item 6(Picture) examplenoted at the laundry room

2.3 TUB/SHOWER FIXTURESRepair or Replace



(1) Loose backing plate observed at shower head in one or more areas. Recommend correcting and adviserepair by a qualified person.


2.3 Item 2(Picture) examplenoted at hall bath

(2) The tub diverter did not function properly at the time of the inspection. Water sprays from showerhead and tub spout at the same time. This is typically due to corrosion and or hard water build-up.Recommend further evaluation by a licensed plumber or a qualified expert.


(3) The drain overflow cover appeared to be installed properly at the bathtub(s). However, determining ifthe drain line is properly connected behind these covers is beyond the scope of this inspection.Recommend further evaluation by a licensed plumber.

2.4 PLUMBING DRAIN, WASTE AND VENT SYSTEMSRepair or Replace(1) Leak noted at the drainline below the 1/2 bath sink. Advise further evaluation and repair by a licensedplumber or qualified professional.

2.4 Item 1(Picture) thermalimage of leak at 1/2 bathusing FLIR camera

2.4 Item 2(Picture) examplenoted at 1/2 bathroom



(2) Slow drainage was noted at the sink in the master bath. Advise professional cleanout or necessarycorrections by a licensed plumber.

2.4 Item 3(Picture)

(3) Slow drainage was noted at the tub/shower at master bathroom. Advise professional cleanout ornecessary corrections by a licensed plumber.

2.4 Item 4(Picture)

(4) Slow drainage was noted at the tub/shower at hall bathroom. Advise professional cleanout ornecessary corrections by a licensed plumber.

2.4 Item 5(Picture)

(5) We attempt to evaluate drain pipes by flushing every drain that has an active fixture while observingits draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scanof the main line would confirm its actual condition. However, you can be sure that blockages will occur,usually relative in severity to the age of the system, and will range from minor ones in the branch lines, orat the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones areeasily cleared, either by chemical means or by removing and cleaning the traps. However, if tree rootsgrow into the main drain that connects the house to the public sewer, repairs could become expensive andmight include replacing the entire main line. For these reasons, we recommend that you ask the sellers ifthey have ever experienced any drainage problems, or you may wish to have the main waste line video-scanned before the close of escrow. Failing this, you should obtain an insurance policy that coversblockages and damage to the main line. However, most policies only cover plumbing repairs within thehouse, or the cost of rooter service, most of which are relatively inexpensive.

2.5 WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTSRepair or Replace(1) The water heater installed in this home is not original. Recommend asking the sellers fordocumentation showing that this unit was installed by a licensed plumbing contractor per the



manufactures installation requirements. If documentation cannot be produced, I recommend this unit befurther explored by a licensed plumbing contractor or SDG&E for safety.

2.5 Item 1(Picture)

(2) An expansion tank is not installed at the water heater. Most water heater manufactures recommend anexpansion tank be installed, whenever the water system is a "closed" system, such as this home. Advisefurther evaluation by a licensed plumber.

2.5 Item 2(Picture)

(3) Please note: Regardless of the material from which a water heater is constructed, it will at some timeleak due to the corrosive action of water. Water heaters should not be located in an area where leakagewill result in damage to adjacent areas or lower floors. When such areas cannot be avoided, it isrecommended that a suitable catch pan, adequately drained, be installed under the water heater.

2.5 Item 3(Picture)

(4) The cold water shut-off valve to the water heater is rusted and corroded. Hard water build-up orcalcification was also noted. We advise replacing this valve to prevent future leaks

2.5 Item 4(Picture)



(5) The water heater was functioning at the time of inspection. However, it appears to be an older unit,and repairs or even failure can be expected. You should consider replacing this water heater as apreventive measure.

2.5 Item 5(Picture) examplenoted at the guest houseattic space

(6) Picture of water temp at kitchen faucet.

2.5 Item 6(Picture)

2.6 TEMPERATURE AND PRESSURE (T&P) RELIEF VALVEInspected

2.7 WATER HEATER STRAPPING AND BRACINGInspected

2.8 MAIN WATER SHUT-OFF DEVICE (Describe location)Repair or Replace(1) The main water shut-off valve is rusted/corroded. We advise replacing this valve to ensure properoperation and prevent future leaks.

2.8 Item 1(Picture)



(2) The main water shut off valve is located in the garage.

2.8 Item 2(Picture)

2.9 PRESSURE REGULATORRepair or Replace(1) High water pressure noted. This can cause water lines, faucets and water supplied appliances to failand leak. We advise adjusting the pressure regulator, or installing a new pressure regulator, to allow aPSI range of 50-70.

2.9 Item 1(Picture) waterpressure noted near 80 psiusing tester

(2) The pressure regulator appears to be almost adjusted all the way in. This can indicate that thepressure regulator has failed and may require replacement. Recommend further evaluation by a licensedplumber.

2.9 Item 2(Picture) examplenoted at garage

2.10 GAS STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports,leaks)InformationalPlease note: due to wall coverings, insulation, HVAC ductwork, buried lines or other obstructions, it wasnot possible to observe the entire gas supply and distribution system throughout this entire home.Damage to the piping can be present in a non-visible location. You may wish to have the water supplyand distribution system further explored by a licensed plumber contractor before the end of yourcontingency period to determine if any latent defects exist.

2.11 MAIN GAS SHUT OFF VALVE (describe location)Informational



The main gas shut off valve is located at the propane tank for the guest house.

2.11 Item 1(Picture) examplenoted at rear of guest house

2.12 CORRECT PLUMBING AT FAUCETS (hot left, cold right)Inspected

2.13 WATER FILTER/SOFTENERNot InspectedWe do not inspect water filtration units. Recommend contacting the installer for information on lifeexpectancy or condition.

2.13 Item 1(Picture)

2.14 HOT WATER RECIRCULATING PUMPInformationalA hot water recirculating pump was noted present at the water heater area. We do not inspect orevaluate this component as part of the home inspection. Advise asking the seller to demonstrationoperation and have further evaluated by a licensed plumbing contractor as necessary.


2.15 WATER HEATER (SOLAR)Repair or Replace



The home is equipped with a solar water heating system. This equipment is often terminated and isprone to leaks. It is advised that the system be further evaluated by a licensed plumbing and roofingcontractor for repair and or removal as necessary.


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



3. Interiors

The home inspector shall observe the visually accessible areas of the: walls, ceiling, and floors; steps, stairways,balconies, and railings; counters and a representative number of installed cabinets; and a representative number ofdoors and windows. The home inspector shall: operate a representative number of windows and interior doors; andreport signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensationon building components.

The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls,ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & MaterialsCeiling Materials:AgedAcoustic* "Popcorn"Sheetrock

Wall Materials:AgedSheetrock

Floor Covering(s):AgedCarpet, Tile, Wood

Interior Doors:WoodGlass

Cabinetry:AgedWood

Kitchen Countertop:AgedButcher BlockTile

Windows:AluminumDouble Pane

Items3.0 INTERIOR GENERAL

InformationalPlease note: Determining if damage, the presence of organic growths, moisture or wood rot behind wall,floor and ceiling coverings is beyond the scope of this inspection. If you are concerned or believe thatthese conditions may exist in a nonvisible or concealed area, I recommend that you have this homefurther examined by a qualified contractor or environmental hygienist.

3.1 CEILINGSRepair or Replace(1) Acoustic texture, also known as "popcorn", was present at the ceiling. This material was often usedfrom the late 1950s into the 1980s in residential construction. Some of this material installed before the80's has been known to contain asbestos. It is beyond the scope of this inspection to test for asbestos.The only way to confirm the presence or absence of asbestos is by having a sample of the material testedin a lab. If client has any concerns regarding asbestos materials, an asbestos-testing lab should beconsulted for further review.

3.1 Item 1(Picture) examplenoted at hall closet



(2) The ceiling appears to have typical stress fractures. You may wish to have this further evaluated by aqualified expert and repair as needed.

3.1 Item 2(Picture) examplenoted at office

(3) The ceiling has typical cosmetic damage. You may wish to view this for yourself and have repaired bya qualified expert.(4) There appeared to be a patch or evidence of a repair noted on the ceiling in one or more location.This could be indicative of a previous roof leak. The area appeared dry at the time of the inspection.Recommend asking the sellers about this and/or have further evaluated by a licensed roof contractor.Please note: determining if damaged exist behind the ceiling of any surface is beyond the scope of thisinspection.

3.1 Item 3(Picture) examplenoted at 3rd bedroom

3.2 WALLSRepair or Replace(1) Moisture staining/elevated moisture levels were noted in the 1/2 bathroom wall at toilet. This couldbe indicative of a active leak. Recommend further evaluation by a licensed restoration contractor todetermine if repairs are needed at this time. Please note: determining if damage exist behind the walls ofany surface is beyond the scope of this inspection.

3.2 Item 1(Picture) 3.2 Item 2(Picture) examplenmoted at 29.3% saturationusing a moisture meter



(2) Evidence of repairs noted on the wall below one or more sink. This is indicative of past plumbingrepairs. Recommend asking the sellers about this. Please note: determining if damage exist behind thewalls of any surface is beyond the scope of this inspection.

3.2 Item 3(Picture) examplenoted at 1/2 bath at guesthouse

(3) Due to occupants personal items, not all areas were visible. Recommend a careful evaluation duringfinal walk-through.

3.3 FLOORS COVERINGSRepair or Replace(1) The floor coverings show signs of age/use. If you are concerned with the condition of the flooring, alicensed flooring contractor should be contacted to give estimates on cost of replacement.

3.3 Item 1(Picture) examplenoted at living room

3.3 Item 2(Picture) examplenoted at laundry room

(2) Carpet noted installed in the bathrooms. This typically results in the presence of organic growth at theunderside of the carpet and or pad. These conditions cannot be identified within the scope of a homeinspection. You may wish to have this further evaluated by a licensed flooring contractor.

3.3 Item 3(Picture) examplenoted at the master bath



(3) Gaps noted between the tile and baseboard in one or more location. Advise sealing as needed.

3.3 Item 4(Picture) examplenoted at the 1/2 bathroom

(4) Due to occupants personal items, not all areas were visible. Recommend a careful evaluation duringfinal walk-through.

3.4 STEPS, STAIRWAYS, BALCONIES AND RAILINGSInspected

3.5 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETSRepair or Replace(1) Advise caulking around the sinks/countertops. Where sealant is aged and or failing.


(2) Cabinet door hardware noted loose. Advise necessary corrections.(3) Due to personal items such as towels, hygiene and/or cleaning products, a full evaluation of thecabinets could not be made. I recommend you carefully inspect the cabinets prior to close of escrow.

3.5 Item 2(Picture)

3.6 TUB/SHOWER ENCLOSURERepair or Replace



(1) The tub/shower enclosures need to be cleaned and recaulked to prevent moisture intrusion beyondthe shower enclosure walls.


(2) Cracked grout noted in the shower at one or more areas. Missing sealant can lead to leaks. Advisecaulking/repair as needed.

3.6 Item 2(Picture) examplenoted at the master bath

(3) Corrosion/calcification noted at the shower enclosure door. This is common of older doors, but mayindicate the seals are leaking. Advise monitoring and replacing as needed.


3.7 DOORS (REPRESENTATIVE NUMBER)Repair or Replace



(1) Interior door(s) sticks in one or more areas. Advise correcting and maintenance as needed.

3.7 Item 1(Picture) debrisnoted in tracks at slidingglass door

(2) Physical damaged observed at one or more interior door(s). Advise repair and maintenance asneeded.

3.7 Item 2(Picture) damagedtrim at sliding glass door

(3) One or more door stop is missing/damaged. Advise repair to prevent damage to the adjacent wall.


(4) Personal items blocking access to the rear door at guest house during the time of inspection. Unableto inspect. Advise correcting and recommend verifying condition with a qualified contractor.

3.7 Item 4(Picture)

3.8 WINDOWS (REPRESENTATIVE NUMBER)Repair or Replace



(1) The window tracks and hardware need to be cleaned and/or serviced to function properly and/orsmoothly. Recommend further evaluation by a licensed window contractor.

3.8 Item 1(Picture)

(2) Improper window height observed at bathroom(s) shower. This can lead to possible moisture damageat the frame. Although this was acceptable during the time of construction, I recommend correcting andadvise repair by a licensed professional.



(3) Window lock(s) are not functioning properly or are inoperable in one or more areas. Recommendcorrecting and advise repair by a qualified/licensed window contractor.


(4) One or more window screen is damaged, bent or missing. Advise repair or replacement as needed.

3.8 Item 5(Picture) exampleof screen missing at hall bath



(5) One or more fogged window noted. This is indicative of failed hermetic seals. This condition willreduce the visibility and thermal efficiency of these windows. Recommend further evaluation by alicensed window contractor to determine repairs needed at this time.

3.8 Item 6(Picture) examplenoted at the family room

3.8 Item 7(Picture) examplenoted at guest house

(6) Multiple windows in the home were noted dirty and in need of general cleaning and servicing. Thiscondition obstructed visibility and limited our inspection of the hermitic seals. Advise professional cleaningand examination by a licensed window contractor to determine if latent defects exist.(7) Please be advised: Failed seals in insulated glass (double-pane) windows are not always detectable. Insome instances inspector may not be able to disclose the exact condition of every window, depending onthe ambient conditions (weather) or if the windows are dirty at time of inspection. Moisture betweenpanes of glass in a double-pane window with a failed seal may or may not be observable depending onvariations in ambient conditions such as temperature and humidity. Windows are reported as they areobserved at the time of the inspection only. If you have present or future concerns regarding the integrityof thermal pane seals, it is strongly suggested that you consult with a licensed window contractor forfurther evaluation. This inspection is not a warranty or guarantee of any kind regarding the integrity ofthe windows.

3.9 ATTICRepair or Replace(1) Material which may be rodent droppings was observed in the attic. If present, pest may chew,damage or contaminate components. Rodents have been found throughout San Diego County which haveHantavirus, which is a health hazard, according to San Diego County Vector Control.

Home inspectors are not licensed pest inspectors and are not qualified to determine the severity of rodentinfestation. We advise consulting with a professional pest exterminator for a complete review and removalof any pests or waste material.

3.9 Item 1(Picture) atticspace

(2) Stains, possible organic growths noted at sections of the roof framing in areas of the attic space.Unable to determine the exact cause. You should consider having this further explored by a licensedenvironmental hygienist to determine if repairs are needed at this time.(3) Evidence of previous wood destroying organism activity noted in the attic. Recommend consulting thetermite inspection report to determine repairs needed at this time.(4) Due to the structure of the roof/framing and forced air handling components, some areas of the atticcould not be inspected.



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



4. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuitconductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of arepresentative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house,garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interiorplumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; Theoperation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Serviceamperage and voltage; Service entry conductor materials; Service type as being overhead or underground; andLocation of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring.The home inspector shall report on presence or absence of smoke detectors, and operate their test function, ifaccessible, except when detectors are part of a central system.

The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate anyover current device except ground fault circuit interrupters; Dismantle any electrical device or control other than toremove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security systemdevices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillarywiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Common national safety standards require electrical panels to be weatherproof, readily accessible, and have a minimumof thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and eachcircuit within the panel should be clearly labeled. Industry standards only require us to test a representative number ofaccessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if aresidence is furnished we will obviously not be able to test each one.

Styles & MaterialsElectrical Service Conductors:Copper

Panel Type:Circuit Breakers

Panel Capacity:200 AMPNew Panel

Electric Panel Manufacturer:EATONSylvaniaZINSCO*

Branch Wire 15 and 20 Amp:Copper

Wiring Methods:Romex

Exterior Lighting Control:Standard switched

Items4.0 MAIN AND DISTRIBUTION PANELS

Repair or Replace



(1) The electrical panel appears to be mostly full. Space is not provided for the addition of many morebreakers(if any). We could not inspect the condition of buss bars. It is recommended that the panel befurther evaluated by a licensed electrical contractor to verify the condition of the bus bar and to determineif repairs or expansion is necessary.


4.0 Item 2(Picture) mainpanel

4.0 Item 3(Picture) sub panelat guest house

(2) Some labels are present, but illegible or confusing. Recommend correcting for safety reasons.

4.0 Item 4(Picture) sub panelat laundry room


4.0 Item 6(Picture) sub panelat guest house

(3) The panels screw(s) are missing at the electric panel. Advise installing screw(s) for safety.




(4) The cover screw(s) at the electric panel are pointed. Pointed screws are a safety concern because theycan damage wires behind the cover and become energized. Recommend replacing the screws with thosedesigned for electric panels.


(5) The panel was manufactured by Zinsco/Sylvania. These panels were made with alloy buss bars whichare easily dented. Because of this, a poor connection with the circuit breakers sometimes develops. Werecommend that you consult with a licensed electrician as to the integrity of this electric panel. Moreinformation can also be found at http://www.inspect-ny.com/electric/Zinsco.htm


(6) The main electrical panel appears to have been upgraded. This upgrade would require a permit. Irecommend contacting the local building/permit department to verify the work was permitted. If the workwas not permitted you should have the panel further evaluated by a licensed electrician.

4.1 SYSTEM GROUNDING AND GROUNDING EQUIPMENTInspected

4.2 LOCATION OF MAIN AND DISTRIBUTION PANELSInformational(1) Main panel is located at left corner of house (facing front).

4.2 Item 1(Picture)



(2) The sub-panel is located in the laundry room.

4.2 Item 2(Picture)

(3) The sub-panel(s) is located in the 1/2 bath/garage at guest house.

4.2 Item 3(Picture) sub panelat 1/2 bath in guest house

4.2 Item 4(Picture)

4.3 OVERCURRENT DEVICES (Circuit Breakers, Fuses) AND COMPATIBILITY OF THEIR AMPERAGEAND VOLTAGERepair or ReplaceThe wire size and breaker rating are not compatible at the 20 AMP circuit breaker. This is considered a firehazard. Recommend correction by a licensed electrician.

4.3 Item 1(Picture) examplenoted at sub panel in 1/2bath at guest house

4.4 BRANCH CIRCUIT CONDUCTORSRepair or Replace, Safety Concern



(1) Open junction box(es) noted. Whenever wires are joined together, the junction box must have a coverfor safety. We advise installing an approved cover plate for safety.



4.4 Item 3(Picture) examplenoted at gargae

4.4 Item 4(Picture) examplenoted at attic space


4.4 Item 6(Picture) examplenoted at guest house atticspace


(2) Open wire splices were observed at one or more location. All Romex connections must be enclosed ina covered junction box that is secured to a framing member of the house. Recommend correction by alicensed electrician.




(3) Please note: due to wall coverings, insulation, HVAC ductwork or other obstructions, it was notpossible to observe the branch circuit wiring throughout this entire home. Damage to the insulation orwiring itself can be present in a non-visible location. You may wish to have the branch circuit wiringfurther explored by a licensed electrical contractor before the end of your contingency period to determineif any latent defects exist.

4.5 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation ofceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, andon the dwelling's exterior walls)Repair or Replace(1) There is a three prong 220 volt receptacle in the laundry. Many new dryers require a four prongreceptacle. If you install an electric dryer, you may need to upgrade the circuit and receptacle. This shouldbe performed by a licensed electrician.



(2) Bare bulb light fixtures in cabinets or closets are now considered a safety concern. We advisereplacing with an approved covered fixture.

4.5 Item 3(Picture) examplenoted at 2nd bedroom

4.5 Item 4(Picture) examplenoted at 3rd bedroom

(3) One or more light(s) is/are inoperable; possibly due to bulb. Advise replacing bulbs and checking theoperation of these fixtures. If light fails to work, further evaluation by a licensed electrician isrecommended.

4.5 Item 5(Picture) examplenoted at rear




(4) One or more loose outlet/receptacle was noted at the time of the inspection. Advise repair.


4.6 EXTERIOR LIGHTING (Patio lights, motion sensors)Inspected

4.7 POLARITY AND GROUNDING OF RECEPTACLESInspected

4.8 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)Repair or Replace(1) The kitchen countertop outlets are not GFCI protected. This is possible safety concern. Recommendcorrecting and advise repair by a qualified/licensed electrician.

4.8 Item 1(Picture)

(2) This house was built prior to the requirement for the installation of GFCI receptacles in certainlocations in the house. The locations where GFCI receptacles are required has increased, but it is notrequired to retrofit older homes unless a remodel takes place. For safety, it is advisable to upgrade allreceptacles within 6 feet of a plumbing fixture, in garage, all kitchen counter top outlets, and at exterior,to GFCI protected outlets. A complete list of GFCI installation requirements and the dates that they werefirst required can be viewed at GFCI Requirements

4.8 Item 2(Picture) examplenoted at wet bar

4.8 Item 3(Picture) examplenoted at exterior

(3) Definition: A ground-fault is an unintentional electrical path between a source of electrical current and a grounded surface.Electrical shock can occur if a person comes into contact with an energized part. GFCI's (ground-fault circuit-interrupters) cangreatly reduce the risk of shock by immediately shutting off an electrical circuit when that circuit represents a shock hazard (i.e., aperson comes in contact with a faulty appliance together with a grounded surface). GFCI's can be installed in a circuit breaker panelboard or directly in a receptacle outlet.



4.9 OPERATION OF AFCI (ARC FAULT CIRCUIT INTERRUPTERS)InformationalDefinition: When an electrical switch is opened or closed, an arc, or discharge of electricity across a circuit, occurs. Unintentionalarcs can occur at loose connections or where wires or cords have been damaged. Such arcs can lead to high temperatures andsparking, possibly igniting combustibles. AFCI's (arc-fault circuit-interrupters) protect against fire by continuously monitoring theelectrical current in a circuit and shutting off the circuit when unintended arcing occurs. These devices are designed to discriminatebetween unintended arcing and the type of arcing that occurs when a switch is operated.

4.10 SMOKE DETECTORSInformationalWe recommend replacing all smoke detectors upon moving into the home. Smoke detectors that are 10years old or older may have a failure rate as high as 30%, and smoke detectors that are 15 years old orolder may have a failure rate as high as 50% according to the National FIre Protection Associationwww.nfpa.org. We also recommend that a smoke alarm be installed in each bedroom, and atleast one on each level outside of bedrooms.

4.10 Item 1(Picture) 4.10 Item 2(Picture) examplenoted at guest house

4.11 CARBON MONOXIDE DETECTOR(S) (Describe number and location)Repair or Replace(1) I was unable to locate any Carbon Monoxide detectors on the property of the guest house at thetime of the inspection. Recommend having seller identify locations or installing CO detectors. A CarbonMonoxide detector is not installed in the common hallway as required on each level. Recommendcorrecting and advise installation by a qualified person.(2) A CO detector is located in the common hallway as required.


4.12 CABLE AND TELEPHONE ENTRANCENot Inspected

4.13 SOLARNot Inspected



This home is equipped with solar panels. We advise inquiry with sellers about this system: leased/owned, manufacture/installer warranties, etc. Please note: Solar equipment is known to promotemoisture intrusion issues when mounted on the roof structure. I was unable to verify the condition of thesolar mounts or the roofing below the solar panel areas. You may wish to have this portion of the rooffurther evaluated by a licensed roofing contractor to determine if latent defects exist.


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



5. Garage

Styles & MaterialsGarage Door Type:One manualTwo automatic

Garage Door Material:Metal

Auto-opener Manufacturer:GENIELIFT-MASTER

Items5.0 GARAGE GENERAL

Repair or Replace(1) Material which may be rodent droppings was observed in the garage. If present, pests may chew,damage or contaminate components. Rodents have been found throughout San Diego County which haveHantavirus, which is a health hazard, according to San Diego County Vector Control.



5.0 Item 2(Picture)

(2) Due to occupants personal items, not all areas were visible. Advise a careful evaluation during finalwalk-through.

5.0 Item 3(Picture)



(3) Evidence of wood destroying organisms noted. Recommend consulting the termite inspection reportfor corrective actions needed.

5.0 Item 4(Picture)

5.1 GARAGE CEILINGS/ROOF FRAMINGRepair or Replace(1) Overhead storage was noted present in the garage. Storing weight on the roof structure of the garagecan promote damage and sagging of the roof structure. Recommend consulting a licensed generalcontractor for further evaluation to determine if corrections are needed at this time.

5.1 Item 1(Picture)


5.2 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)Repair or Replace(1) Water/moisture staining observed at the garage space wall(s) in one or more areas. Unable todetermine if this is new or older staining. Recommend further review by a qualified/licensed professionaland restoration contractor, prior to the close of escrow.

5.2 Item 1(Picture)


5.3 GARAGE FLOORRepair or Replace



(1) Settlement cracks noted at the garage floor in one or more location. This can be an indication ofpossible structural settlement/movement in the home. Advise monitoring and have further evaluated by alicensed foundation contractor as necessary.

5.3 Item 1(Picture)


5.4 GARAGE DOOR (S)InformationalDue to occupants personal items, not all areas were visible. Advise a careful evaluation during final walk-through.

5.5 OCCUPANT DOOR FROM GARAGE TO INSIDE HOMEInformationalDue to occupants personal items, not all areas were visible. Advise a careful evaluation during final walk-through.

5.6 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met withresistance)Repair or Replace, Safety ConcernThe automatic opener the garage door will not reverse when met with resistance. This is a possible safetyconcern. Advise repair.


5.7 GARAGE VENTSInformational



Due to occupants personal items, not all areas were visible. Advise a careful evaluation during final walk-through.




6. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics andfoundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible atticventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The homeinspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditionedsurfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; andMove insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earthfilled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulationand vapor retarders; or Venting equipment that is integral with household appliances.

Styles & MaterialsAttic Insulation:BlownBattFiberglassCellulose

Floor System Insulation:Unknown/Not Visible

Ventilation:Gable ventsSoffit VentsThermostatically controlled fan

Exhaust Fans:FanWindow

Dryer Power Source:220 Electric

Dryer Vent:Flexible Metal

Items6.0 INSULATION IN ATTIC

Repair or ReplaceRecommend increasing the amount of insulation in the attic to improve the thermal efficiency of thehome.

6.1 INSULATION UNDER FLOOR SYSTEMInformationalDue to the structure of the roof/framing and forced air handling components, some areas of the atticcould not be inspected.

6.2 VENTILATION OF ATTIC AND FOUNDATION AREASInformationalDue to the structure of the roof/framing and forced air handling components, some areas of the atticcould not be inspected.

6.3 VENTING SYSTEMS (Kitchens, baths and laundry)Repair or ReplaceWe recommend cleaning/servicing the dryer vent upon moving into the home.

6.4 VENTILATION FANS AND THERMOSTATIC CONTROLSRepair or Replace



(1) I was unable to determine operation of the attic fan. Recommend asking the seller to demonstrate thefunction of the unit or have further evaluated by a licensed electrical contractor as necessary.


6.4 Item 2(Picture) examplenoted at guest house atticspcae

(2) Due to the structure of the roof/framing and forced air handling components, some areas of the atticcould not be inspected.

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fullyinspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Onlyinsulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



7. Roofing

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

If this home is identified as having a Tile roof covering, it was inspected from the ground and attic to avoid damagingthe roof covering, and possibly voiding the warranty. This is in accordance with the CREIA and ASHI standards ofpractice. The entire roof was not visible and I cannot guarantee that all of the tiles are in good condition. I recommendthat you have the roof inspected by a licensed roof contractor if you are concerned that there may be tiles that arebroken or have slipped out of position.

We recommend that you include "roof" coverage on a home warranty. To guarantee this roof will not leak, you wouldneed to have a roofing company perform a water test and issue a roof certification, which is beyond the scope of ahome inspection. However, the sellers or the occupants will generally have the most intimate knowledge of the roof, andyou should ask them about its history and then schedule a regular maintenance service.

Please note that a home inspection is neither a guarantee of any kind against leaking, nor a warranty of the longevity ofthe roof. It is a visual evaluation of the roof and the attic below. We strongly recommend that you purchase andmaintain a roof rider with your home warranty.

Styles & MaterialsRoof Covering:Asphalt/Fiberglass Composition Shingle

Viewed roof covering from:Walked roof

Chimney (exterior):Brick

Items7.0 ROOF COVERINGS

Repair or Replace(1) The roof installed on this home is not original. Replacing a roof requires permits and must be doneper manufactures installation guidelines. I recommend asking the sellers for documentation showing thatthe roof was permitted and installed by a licensed Roof contractor per the manufactures installationrequirements. Many roof manufactures will warranty a product for up to 30 years, however this is not awarranty or guarantee on the workmanship, which is typically the cause for issues/leaks and may not becovered by the manufacture warranty. If documentation cannot be produced, you should contact the roofmanufacture for warranty details and or a licensed roof contractor for further evaluation.(2) Wear and deterioration noted at roof covering due to age and sun exposure. This appears to benormal deterioration. However, prior to close of escrow we advise consulting with a licensed roofingcontractor to review and give estimates of life remaining and necessary repairs to prevent leaks. This isalso important because a home inspection is not a guarantee against roof leaks.

7.0 Item 1(Picture) 7.0 Item 2(Picture) examplenoted at guest house

(3) Excessive granules coming off of shingles, the fiberglass is exposed in one or more area. This indicatesthat the roof is aged, and approaching the end of its useful life. I recommend having the roof evaluated



by a licensed roof contractor to obtain an estimate of life remaining, and the potential cost to replace priorto the end of your contingency period.

7.0 Item 3(Picture)

(4) The home is equipped with a solar water heating system. This equipment is often terminated and isprone to leaks. It is advised that the system be further evaluated by a licensed plumbing and roofingcontractor for repair and or removal as necessary.

7.0 Item 4(Picture)

(5) Material which may be rodent droppings was observed at the exterior. If present, pests may chew,damage or contaminate components. Rodents have been found throughout San Diego County which haveHantavirus, which is a health hazard, according to San Diego County Vector Control.


7.0 Item 5(Picture)

7.1 FLASHINGS, SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONSRepair or Replace



(1) The plumbing vent pipe and roof penetration needs caulking around the perimeter of the flashingswhere sealant is aged and/or failing. Advise repair by a licensed roof contractor.

7.1 Item 1(Picture)

(2) My inspection of the roof penetrations was limited to what could be seen from our vantage points. Icannot guarantee that all the roof penetrations are in good condition. You may wish to contact a alicensed roof contractor for further evaluation.

7.2 ROOF SHEATHING (As observable from attic)InformationalDue to the structure of the roof/framing and forced air handling components, some areas of the atticcould not be inspected.

7.3 ROOF DRAINAGE SYSTEMSRepair or ReplaceThe home is not equipped with a full system of gutters and downspouts/drain lines. Gutters and drainlines are recommended or erosion or water intrusion can occur.

7.3 Item 1(Picture)

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



8. Exterior

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

Styles & MaterialsSIDING MATERIAL:AGEDWOOD

EXTERIOR ENTRY DOORS:WOODSLIDING GLASS DOORS (ALUMINUM)

APPURTENANCE:DECKPATIO

DRIVEWAY:AGEDASPHALT

Items8.0 EXTERIOR GENERAL INFORMATION

Informational(1) Material which may be rodent droppings was observed at the exterior. If present, pests may chew,damage or contaminate components. Rodents have been found throughout San Diego County which haveHantavirus, which is a health hazard, according to San Diego County Vector Control.


8.0 Item 1(Picture) pestsnoted at rear

(2) Shed(s)/outbuilding(s) observed at the exterior of the property in one or more areas. This is beyondthe scope of the inspection. Advise inquiry with the sellers.

8.1 WALL CLADDING FLASHING AND TRIMRepair or Replace



(1) Siding in contact with ground at the front/rear/side of the home. Moisture damage and moistureintrusion remains a possibility whenever this condition exist. Recommend a ground clearance of 4 to 6inches where possible.(2) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.

8.1 Item 1(Picture)

(3) Gaps noted at the flashing around the a/c refrigerant lines, where the lines enter the home. Irecommend sealing theses gaps to prevent rodent intrusion.

8.1 Item 2(Picture)

8.2 WINDOWSInformationalThe window tracks and hardware need to be cleaned and/or serviced to function properly and/orsmoothly. Recommend further evaluation by a licensed window contractor.

8.3 DOORS (Exterior)Inspected

8.4 EAVES, SOFFITS AND FASCIASRepair or Replace(1) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.

8.4 Item 1(Picture)

(2) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.(3) The paint on eave and/or fascia is failing in one or more locations. I recommend prep and paint asneeded.



8.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAININGWALLS (With respect to their effect on the condition of the building)Repair or Replace(1) Vegetation is growing too close and is in contact with the property walls. This prevented access andproper inspection of entire exterior wall surface. Advise trimming the vegetation away from the stuccowalls to prevent stucco damage and to allow a proper inspection of the areas currently blocked by thevegetation.

8.5 Item 1(Picture)

(2) Low/neutral areas were observed at the grading which will cause water to pond during rain orextended irrigation. Standing water can be detrimental to the integrity of the foundation of the house. Itis important to prevent or minimize standing water around the house. This can be accomplished byproperly sloping the ground away from the house, or adding yard drains to carry water away from the lowlying areas. Rain gutters should also be installed and drained away from the house. Advise monitoringduring times of rain and making corrections as needed.


(3) Tree(s) and/or large plants are located too close to the house. Tree limbs/vegetation that are too closeto the house can cause damage in several ways. Limbs or vines in contact with roof/siding or hangingnear roof/siding should be trimmed to prevent damage to roof/siding and to prevent rodent infestation.Also, as the plants grow, damage can occur to the siding, concrete flat work and to the foundation.Recommend having the foliage removed or trimmed by a qualified professional to prevent damage to thehouse.

8.5 Item 3(Picture)



(4) Typical settlement cracks noted in areas of the hardscape. Advise monitoring and repair whenneeded.

8.5 Item 4(Picture)

(5) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

8.5 Item 5(Picture) 8.5 Item 6(Picture)

(6) There is a negative slope at the front of home and can cause or contribute to water intrusion ordeterioration. Recommend further evaluation by a licensed grading and drainage contractor to determinecorrections needed at this time.


(7) Cracking/separation observed at the exterior retaining wall in a one or more areas. Cracks in aretaining walls can be caused by many reasons which may include improper design or ground movement.Determining the cause of the settlement cracks is beyond the scope of a home inspection. Recommendfurther evaluation by a qualified/licensed contractor, prior to the close of escrow.

8.5 Item 9(Picture)

(8) This house is located within a hill setting. Geological or structural evaluations relating to and includingthe potential for earth movement, types of soil (expansive, clay, etc), and effectiveness of grading and



soil preparation, are beyond the scope of our inspection. Home inspectors are generalists and notstructural or geotechnical engineers. We advise consulting with a structural and/or geotechnical engineerif you are concerned by conditions about which you are aware, or if you would like additional informationbefore the close of escrow.

8.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLERAILINGSRepair or Replace(1) Moisture damaged wood, evidence of wood destroying organisms noted at multiple areas of decking.Recommend consulting the termite inspection report for corrective actions needed.

8.6 Item 1(Picture)

(2) Loose handrail observed at in one or more areas. This is a possible safety concern. Recommendcorrecting and securing by a qualified/licensed professional, prior to the close of escrow.

8.6 Item 2(Picture)

8.7 TEMPERED GLASS PRESENT AT DOORS AND WINDOWSInspected

8.8 FENCING AND GATESRepair or ReplacePortions of the fencing at the property were not adequately visible due to obstructions, landscaping andvegetation. Concealed damage is possible. If you are concerned about the general condition of thefencing, it is recommended that the property be further evaluated by a licensed fencing contractor todetermine if latent defects exist.

8.9 IRRIGATION SYSTEMSNot InspectedIrrigation systems are not inspected as part of a home inspection.

8.10 ADDITIONAL STRUCTURES ON PROPERTYNot Inspected



I did not inspect any additional buildings. I only inspected the main structure. Deficiencies may existwith these structures or building (s). Our company makes no representation to the condition of thesestructures or building (s).

8.10 Item 1(Picture) 8.10 Item 2(Picture) 8.10 Item 3(Picture)

8.11 PONDS, WATERFALLS, FOUNTAINSNot InspectedWe do not evaluated or identify water features as part of this inspection. You may wish to have thisequipment further evaluated by a qualified professional to determine if action is needed at this time.


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



9. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilingsand roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers,ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration issuspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entrycould damage the property, or when dangerous or adverse situations are suspected; Report the methods used toobserve under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into thebuilding or signs of abnormal or harmful condensation on building components. The home inspector is not required to:Enter any area or perform any procedure that may damage the property or its components or be dangerous to oradversely effect the health of the home inspector or other persons.

Styles & MaterialsFoundation:Poured concrete

Wall Structure:Wood

Floor Structure:Slab

Ceiling Structure:2X10

Roof Structure:Engineered wood trusses

Roof-Type:Hip

Method used to observe attic:CrawledLimited access

Items9.0 STRUCTURAL GENERAL INFORMATION

InformationalThis house is located within a hill setting. Geological or structural evaluations relating to and including thepotential for earth movement, types of soil (expansive, clay, etc), and effectiveness of grading and soilpreparation, are beyond the scope of our inspection. Home inspectors are generalists and not structural orgeotechnical engineers. We advise consulting with a structural and/or geotechnical engineer if you areconcerned by conditions about which you are aware, or if you would like additional information before theclose of escrow.

9.1 WALLS (Structural)InformationalDue to floor coverings, vegetation, siding or other obstructions, not all areas of the foundation wherevisible. Our review of the home's foundation is limited. You may wish to have this further explored by alicensed foundation contactor and/or a licensed structural engineer to determine if any latent defectsexist.

9.2 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful waterpenetration into the building or signs of abnormal or harmful condensation on buildingcomponents.)Repair or Replace



(1) Hairline settlement crack noted at the garage stemwall at guest house. Noted on the exterior of thehome. This did not appear to be effecting the overall performance of the home. However, further reviewby a qualified/licensed professional.

9.2 Item 1(Picture)

(2) Due to floor coverings, vegetation, siding or other obstructions, not all areas of the foundation wherevisible. Our review of the home's foundation is limited. You may wish to have this further explored by alicensed foundation contactor and/or a licensed structural engineer to determine if any latent defectsexist.

9.3 COLUMNS OR PIERSRepair or ReplaceWood post is in contact with the grade in one or more areas. Recommend correcting and advise repair.

9.3 Item 1(Picture) examplenoted at deck

9.3 Item 2(Picture) examplenoted at deck

9.4 FLOORS (Structural)InformationalDue to floor coverings, vegetation, siding or other obstructions, not all areas of the foundation wherevisible. Our review of the home's foundation is limited. You may wish to have this further explored by alicensed foundation contactor and/or a licensed structural engineer to determine if any latent defectsexist.

9.5 CEILINGS (structural)InformationalDue to floor coverings, vegetation, siding or other obstructions, not all areas of the foundation wherevisible. Our review of the home's foundation is limited. You may wish to have this further explored by alicensed foundation contactor and/or a licensed structural engineer to determine if any latent defectsexist.

9.6 ROOF STRUCTURE AND ATTICInformationalDue to the structure of the roof/framing and forced air handling components, some areas of the atticcould not be inspected.

9.7 PRESENCE OF FOUNDATION BOLTSInformationalThe home is likely bolted to the foundation. However, drywall was in place at the time of the inspection.Bolts could not be seen because of this.



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



10. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment;Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, andvents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts andpiping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of aninstalled heat source in each room. The home inspector shall describe: Energy source; and Heating equipment anddistribution type. The home inspector shall operate the systems using normal operating controls. The home inspectorshall open readily openable access panels provided by the manufacturer or installer for routine homeownermaintenance. The home inspector is not required to: Operate heating systems when weather conditions or othercircumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; orObserve: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity oradequacy of heat supply to the various rooms.

Styles & MaterialsHeat Type:Forced AirReplacedHeat Pump Forced Air (alsoprovides cool air)

Energy Source:ElectricPropane

Number of Heat Systems(excluding wood):Two

Heat System Brand:AMANAGOODMAN

Ductwork:Partially insulatedPartially Visible

Filter Type:Disposable

Cooling Equipment Type:Air conditioner unitAGEDREPLACED

Cooling Equipment EnergySource:Electricity

Central Air Manufacturer:AGED

Number of AC Only Units:Two

Types of Fireplaces:ConventionalGas StubSOOT

Items10.0 HEATING EQUIPMENT

Repair or Replace(1) The home is equipped with an electric heat pump. Due to the location of the system, I was unable toremove the access panel to the system. As such, my inspection of the equipment was limited toverification of operation. It is advised that you have the system further evaluated by a licensed HVACcontractor to determine age, proper function and general condition of the system prior to the end ofyour contingency period.




(2) The furnace gas piping is not equipped with a sediment trap or drip leg. Advise installation by alicensed plumber or qualified professional.


10.0 Item 3(Picture) examplenoted at the guest houseattic space

(3) The furnace did not appear to turn on and produce heat at time of inspection. However, dueto the many components that are not visible (like the heat exchanger and the entire length of the fluepipe), our inspection of this system is limited. Because of this, I recommend further evaluation/safetycheck be performed by a licensed HVAC contractor or the local gas company before the end of yourcontingency period.(4) The furnace installed in this home does not appear to be original. The furnace did not appearfunctional at the time of inspection. However, we recommend asking the sellers for documentationshowing that this unit was installed by a licensed HVAC contractor per the manufactures installationrequirements. If documentation cannot be produced, I recommend this unit be further explored by alicensed HVAC contractor for safety.


(5) The heat pump appeared to turn on and produce heat at the time of inspection. However,determining the life remaining is beyond the scope of a home inspection. These units will typically lastbetween 10-15 years. However, due to the mild climate in San Diego county, it is not uncommon to seeolder units (15+years) still in use. If you are concerned with the condition of the heat pump, you shouldconsult with a licensed HVAC contactor to determine life remaining and/or potential cost of replacement.

10.0 Item 5(Picture) thermalimage of unit at main homeproducing warm air usingFLIR camera



10.1 NORMAL OPERATING CONTROLSInspected

10.2 AUTOMATIC SAFETY CONTROLSInspected

10.3 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMInspected

10.4 FLUE(S) FOR HEATING EQUIPMENTInformationalThe heat pump appeared to turn on and produce heat at the time of inspection. However, determiningthe life remaining is beyond the scope of a home inspection. These units will typically last between10-15 years. However, due to the mild climate in San Diego county, it is not uncommon to see olderunits (15+years) still in use. If you are concerned with the condition of the heat pump, you shouldconsult with a licensed HVAC contactor to determine life remaining and/or potential cost of replacement.

10.5 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation,air filters, registers, radiators, fan coil units and convectors)Repair or Replace(1) The filter is dirty and needs to be cleaned and/or replaced.


(2) Heating and cooling ducts in an average California home leak almost 30 percent. That is why whenheating or cooling equipment is replaced, testing the system's ducts for leaks is now required by buildingofficials in many parts of the state. The home you are preparing to buy appear to have had workperformed after October 2005. I recommend you ask to see the duct testing report, or an explanation asto why such testing was not required. For more information, visit: www.energy.ca.gov/title24/changeout/(3) Please note: due to wall or floor coverings, insulation, roof framing or other obstructions, it was notpossible to observe the entire HVAC distribution system throughout this entire home. Damage to theducting can be present in a non-visible location. You may wish to have the HVAC distribution systemfurther explored by a licensed HVAC contractor before the end of your contingency period to determine ifany latent defects exist.

10.6 CHIMNEYS AND FLUES (for fireplaces)Repair or Replace



(1) The liner was not fully inspected inspected by our company. It is recommended to have a qualifiedchimney sweep clean and inspect for safety.


(2) Soot noted at the fireplace flue. Recommend having the fireplace professionally cleaned andinspected by a licensed fireplace contractor before using.


(3) Cracking/deterioration observed at the masonry chimney structure in one ore more areas.Recommend correcting and advise further review by a qualified chimney/fireplace contractor, prior to theclose of escrow.


(4) Cracks and/or gaps noted in the fireplace. Recommend further evaluation and repair by a licensedchimney sweep or fireplace contractor before using.




(5) Cracks noted at the chimney cap. Recommend further evaluation by a licensed fireplace contractorto prevent further deterioration.


(6) Cracks and/or gaps noted in the fireplace. Recommend further evaluation and repair by a licensedchimney sweep or fireplace contractor before using.

10.7 SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)Repair or ReplaceI do not inspect the shape of fireplace or the design to determine if your fireplace has a proper air draw.


10.8 GAS/LP FIRELOGS AND FIREPLACESInformationalThe gas is capped at the fireplace. Advise installing a gas log set as desired.


10.9 COOLING AND AIR HANDLER EQUIPMENTRepair or Replace



(1) The A/C installed in this home is not original. Recommend asking the sellers for documentationshowing that this unit was installed by a licensed HVAC contractor per the manufactures installationrequirements. If documentation cannot be produced, I recommend this unit be further explored by alicensed HVAC contractor for safety.


(2) The AC unit is older. This unit appeared to turn on and produce cold air. However, I cannot determinehow long your AC will last before a replacement is necessary. These units are known to last anywherefrom 6-15 years depending on multiple factors (use, manufacture, maintenance). It is not uncommon tosee units last 20+ years in San Diego county due to the mild climate, however this is in no way aguarantee that this unit will last 20+ years. You may wish to have this unit further evaluated by alicensed HVAC contractor to determine its life remaining and potential cost of replacement.


(3) The foam sleeve on suction line is missing in areas. Missing foam on suction line can cause energyloss and condensation. I recommend service or repair as needed.

10.9 Item 3(Picture) examplenoted at rear of guest house



(4) The ambient air test was performed by using thermometers on the air handler of Air conditioner todetermine if the difference in temperatures of the supply and return air are between 14 degrees and 22degrees which indicates that the unit is cooling as intended. During the test of this home air conditioningsystem a minimum split of 14 degrees was achieved and appears to be functional.

10.9 Item 4(Picture) thermalimage of unit producing coolair using FLIR camera

10.9 Item 5(Picture) thermalimage of unit at guest houseproducing cool air using FLIRcamera

(5) I was unable to determine access to the heat pump at the time of the inspection. This type of systemis prone to condensation leaks and related issues. Advise consulting a licensed HVAC contractor prior tothe end of your contingency period to determine if latent defects exist.

10.10 NORMAL OPERATING CONTROLSInspected

10.11 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOMInspected

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makesevery effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive.The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal somethingonly a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair itemsmentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in yourfurther inspection or repair issues as it relates to the comments in this inspection report.



11. General Pictures

Items11.0 KITCHEN

InspectedKitchen.


11.1 DINING AREAInspectedDining Area.


11.2 LIVING ROOMInspectedLiving Room.


11.3 FAMILY ROOMInspected



Family Room.


11.4 MASTER BEDROOMInspectedMaster Bedroom.


11.5 MASTER BATHROOMInspectedMaster Bathroom.


11.6 HALL BATHROOMInspectedHall Bathroom.




11.7 1/2 BATHROOMInspected1/2 Bathroom.


11.8 2ND BEDROOMInspected2nd Bedroom.


11.9 3RD BEDROOMInspected3rd Bedroom.


11.10 OFFICEInspected



Office.


11.11 REAR YARDInspectedRear Yard.


11.12 LAUNDRY ROOM/AREAInspectedLaundry Room.


11.13 GARAGEInspectedGarage.




11.14 WET BARInspectedWet Bar.


11.15 GUEST HOUSEInspectedGuest House.

11.15 Item 1(Picture) 11.15 Item 2(Picture) 1/2bath at guest house





Summary

John Robinson's Inspection Group

1568 Alcala Court San Diego, CA 92111(619)684-1444 - www.jrinspections.com

[email protected]

CustomerJim Lind

Address2515 Valetta LnAlpine CA 91901

The following items or discoveries indicate that these systems or components do not function as intended or adversely affectsthe habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation.This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioningcondition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report.The complete report may include additional information of concern to the customer. It is recommended that the customer read thecomplete report.

1. Built-In Kitchen Appliances

General Summary

1.1 DISHWASHER

Repair or Replace(1) The dishwasher does not appear to be equipped with a mandated anti-siphon valve. Advise repair bya licensed plumber.

2. Plumbing System

General Summary

2.1 PLUMBING WATER SUPPLY AND DISTRUBUTION SYSTEM

Repair or Replace(1) The hot water is inoperable at the wet bar sink faucet. The water appeared to be turned off at time ofinspection. Many times this indicates a drip or a leak. Home inspectors are not allowed to turn valves toverify function. We advise repair as necessary by a qualified person.

2.2 FIXTURES AND CONNECTED DEVICES

Repair or Replace



(1) Rust, corrosion or calcification noted at one or more faucet. Advise replacement to prevent futureleaks. Until then, these fixtures should be closely monitored.(2) One or more toilet was noted loose to the floor. This can cause damage to the wax ring under thetoilet. A damaged wax ring can allow water to leak. Left unchecked, leaking wax rings may cause otherproblems to include but not limited to: damaging the flooring and adjacent wall materials, organicgrowth, and even cause damage to the slab or wood subfloor. I Recommend further evaluation by alicensed plumber and repair as needed.(3) The laundry area is equipped with rubber supply lines. This type of line is prone to dry rot and failure.Advise having a licensed plumbing contractor upgrade to new steel braided hoses to prevent thiscondition.(4) The hot and or cold water shut-off valves at the laundry are rusted and corroded. This is indicative ofprevious leaks that have sealed themselves. We advise replacing these valves as preventivemaintenance.(5) One or more sink faucet is loose to the countertop/sink. Advise further evaluation and repair by alicensed plumber or qualified professional.(6) One piece valve/flexible supply lines are installed at some or all sinks and toilets. These shut valvesand supply lines are known to fail as a result of internal corrosion and hard water build-up. Corrosion/calcification was also observed at these valves which is indicative of leaks that have sealed themselves. Irecommend replacing all of these older angle stop valves with new valves and braided steel supply linesto avoid leaks.

2.3 TUB/SHOWER FIXTURES

Repair or Replace(1) Loose backing plate observed at shower head in one or more areas. Recommend correcting andadvise repair by a qualified person.(2) The tub diverter did not function properly at the time of the inspection. Water sprays from showerhead and tub spout at the same time. This is typically due to corrosion and or hard water build-up.Recommend further evaluation by a licensed plumber or a qualified expert.(3) The drain overflow cover appeared to be installed properly at the bathtub(s). However, determining ifthe drain line is properly connected behind these covers is beyond the scope of this inspection.Recommend further evaluation by a licensed plumber.

2.4 PLUMBING DRAIN, WASTE AND VENT SYSTEMS

Repair or Replace(1) Leak noted at the drainline below the 1/2 bath sink. Advise further evaluation and repair by a licensedplumber or qualified professional.(2) Slow drainage was noted at the sink in the master bath. Advise professional cleanout or necessarycorrections by a licensed plumber.(3) Slow drainage was noted at the tub/shower at master bathroom. Advise professional cleanout ornecessary corrections by a licensed plumber.(4) Slow drainage was noted at the tub/shower at hall bathroom. Advise professional cleanout ornecessary corrections by a licensed plumber.

2.5 WATER HEATERS, CONTROLS, CHIMNEYS, FLUES AND VENTS

Repair or Replace(1) The water heater installed in this home is not original. Recommend asking the sellers fordocumentation showing that this unit was installed by a licensed plumbing contractor per themanufactures installation requirements. If documentation cannot be produced, I recommend this unit befurther explored by a licensed plumbing contractor or SDG&E for safety.(2) An expansion tank is not installed at the water heater. Most water heater manufactures recommendan expansion tank be installed, whenever the water system is a "closed" system, such as this home.Advise further evaluation by a licensed plumber.(3) Please note: Regardless of the material from which a water heater is constructed, it will at some timeleak due to the corrosive action of water. Water heaters should not be located in an area where leakagewill result in damage to adjacent areas or lower floors. When such areas cannot be avoided, it isrecommended that a suitable catch pan, adequately drained, be installed under the water heater.(4) The cold water shut-off valve to the water heater is rusted and corroded. Hard water build-up orcalcification was also noted. We advise replacing this valve to prevent future leaks



(5) The water heater was functioning at the time of inspection. However, it appears to be an older unit,and repairs or even failure can be expected. You should consider replacing this water heater as apreventive measure.

2.8 MAIN WATER SHUT-OFF DEVICE (Describe location)

Repair or Replace(1) The main water shut-off valve is rusted/corroded. We advise replacing this valve to ensure properoperation and prevent future leaks.

2.9 PRESSURE REGULATOR

Repair or Replace(1) High water pressure noted. This can cause water lines, faucets and water supplied appliances to failand leak. We advise adjusting the pressure regulator, or installing a new pressure regulator, to allow aPSI range of 50-70.(2) The pressure regulator appears to be almost adjusted all the way in. This can indicate that thepressure regulator has failed and may require replacement. Recommend further evaluation by a licensedplumber.

2.15 WATER HEATER (SOLAR)

Repair or ReplaceThe home is equipped with a solar water heating system. This equipment is often terminated and isprone to leaks. It is advised that the system be further evaluated by a licensed plumbing and roofingcontractor for repair and or removal as necessary.

3. Interiors

General Summary

3.1 CEILINGS

Repair or Replace(1) Acoustic texture, also known as "popcorn", was present at the ceiling. This material was often usedfrom the late 1950s into the 1980s in residential construction. Some of this material installed before the80's has been known to contain asbestos. It is beyond the scope of this inspection to test for asbestos.The only way to confirm the presence or absence of asbestos is by having a sample of the material testedin a lab. If client has any concerns regarding asbestos materials, an asbestos-testing lab should beconsulted for further review.(2) The ceiling appears to have typical stress fractures. You may wish to have this further evaluated by aqualified expert and repair as needed.(3) The ceiling has typical cosmetic damage. You may wish to view this for yourself and have repaired bya qualified expert.(4) There appeared to be a patch or evidence of a repair noted on the ceiling in one or more location.This could be indicative of a previous roof leak. The area appeared dry at the time of the inspection.Recommend asking the sellers about this and/or have further evaluated by a licensed roof contractor.Please note: determining if damaged exist behind the ceiling of any surface is beyond the scope of thisinspection.

3.2 WALLS

Repair or Replace(1) Moisture staining/elevated moisture levels were noted in the 1/2 bathroom wall at toilet. This couldbe indicative of a active leak. Recommend further evaluation by a licensed restoration contractor todetermine if repairs are needed at this time. Please note: determining if damage exist behind the walls ofany surface is beyond the scope of this inspection.(2) Evidence of repairs noted on the wall below one or more sink. This is indicative of past plumbingrepairs. Recommend asking the sellers about this. Please note: determining if damage exist behind thewalls of any surface is beyond the scope of this inspection.

3.3 FLOORS COVERINGS



Repair or Replace(1) The floor coverings show signs of age/use. If you are concerned with the condition of the flooring, alicensed flooring contractor should be contacted to give estimates on cost of replacement.(2) Carpet noted installed in the bathrooms. This typically results in the presence of organic growth at theunderside of the carpet and or pad. These conditions cannot be identified within the scope of a homeinspection. You may wish to have this further evaluated by a licensed flooring contractor.(3) Gaps noted between the tile and baseboard in one or more location. Advise sealing as needed.(4) Due to occupants personal items, not all areas were visible. Recommend a careful evaluation duringfinal walk-through.

3.5 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS

Repair or Replace(1) Advise caulking around the sinks/countertops. Where sealant is aged and or failing.(2) Cabinet door hardware noted loose. Advise necessary corrections.

3.6 TUB/SHOWER ENCLOSURE

Repair or Replace(1) The tub/shower enclosures need to be cleaned and recaulked to prevent moisture intrusion beyondthe shower enclosure walls.(2) Cracked grout noted in the shower at one or more areas. Missing sealant can lead to leaks. Advisecaulking/repair as needed.(3) Corrosion/calcification noted at the shower enclosure door. This is common of older doors, but mayindicate the seals are leaking. Advise monitoring and replacing as needed.

3.7 DOORS (REPRESENTATIVE NUMBER)

Repair or Replace(1) Interior door(s) sticks in one or more areas. Advise correcting and maintenance as needed.(2) Physical damaged observed at one or more interior door(s). Advise repair and maintenance asneeded.(3) One or more door stop is missing/damaged. Advise repair to prevent damage to the adjacent wall.(4) Personal items blocking access to the rear door at guest house during the time of inspection. Unableto inspect. Advise correcting and recommend verifying condition with a qualified contractor.

3.8 WINDOWS (REPRESENTATIVE NUMBER)

Repair or Replace(1) The window tracks and hardware need to be cleaned and/or serviced to function properly and/orsmoothly. Recommend further evaluation by a licensed window contractor.(2) Improper window height observed at bathroom(s) shower. This can lead to possible moisture damageat the frame. Although this was acceptable during the time of construction, I recommend correcting andadvise repair by a licensed professional.(3) Window lock(s) are not functioning properly or are inoperable in one or more areas. Recommendcorrecting and advise repair by a qualified/licensed window contractor.(4) One or more window screen is damaged, bent or missing. Advise repair or replacement as needed.(5) One or more fogged window noted. This is indicative of failed hermetic seals. This condition willreduce the visibility and thermal efficiency of these windows. Recommend further evaluation by alicensed window contractor to determine repairs needed at this time.(6) Multiple windows in the home were noted dirty and in need of general cleaning and servicing. Thiscondition obstructed visibility and limited our inspection of the hermitic seals. Advise professional cleaningand examination by a licensed window contractor to determine if latent defects exist.

3.9 ATTIC

Repair or Replace(1) Material which may be rodent droppings was observed in the attic. If present, pest may chew,damage or contaminate components. Rodents have been found throughout San Diego County which haveHantavirus, which is a health hazard, according to San Diego County Vector Control.




(2) Stains, possible organic growths noted at sections of the roof framing in areas of the attic space.Unable to determine the exact cause. You should consider having this further explored by a licensedenvironmental hygienist to determine if repairs are needed at this time.(3) Evidence of previous wood destroying organism activity noted in the attic. Recommend consulting thetermite inspection report to determine repairs needed at this time.

4. Electrical System

General Summary

4.0 MAIN AND DISTRIBUTION PANELS

Repair or Replace(1) The electrical panel appears to be mostly full. Space is not provided for the addition of many morebreakers(if any). We could not inspect the condition of buss bars. It is recommended that the panel befurther evaluated by a licensed electrical contractor to verify the condition of the bus bar and todetermine if repairs or expansion is necessary.(2) Some labels are present, but illegible or confusing. Recommend correcting for safety reasons.(3) The panels screw(s) are missing at the electric panel. Advise installing screw(s) for safety.(4) The cover screw(s) at the electric panel are pointed. Pointed screws are a safety concern becausethey can damage wires behind the cover and become energized. Recommend replacing the screws withthose designed for electric panels.(5) The panel was manufactured by Zinsco/Sylvania. These panels were made with alloy buss bars whichare easily dented. Because of this, a poor connection with the circuit breakers sometimes develops. Werecommend that you consult with a licensed electrician as to the integrity of this electric panel. Moreinformation can also be found at http://www.inspect-ny.com/electric/Zinsco.htm(6) The main electrical panel appears to have been upgraded. This upgrade would require a permit. Irecommend contacting the local building/permit department to verify the work was permitted. If the workwas not permitted you should have the panel further evaluated by a licensed electrician.

4.3 OVERCURRENT DEVICES (Circuit Breakers, Fuses) AND COMPATIBILITY OF THEIR AMPERAGEAND VOLTAGE

Repair or ReplaceThe wire size and breaker rating are not compatible at the 20 AMP circuit breaker. This is considered a firehazard. Recommend correction by a licensed electrician.

4.4 BRANCH CIRCUIT CONDUCTORS

Repair or Replace, Safety Concern(1) Open junction box(es) noted. Whenever wires are joined together, the junction box must have a coverfor safety. We advise installing an approved cover plate for safety.(2) Open wire splices were observed at one or more location. All Romex connections must be enclosed ina covered junction box that is secured to a framing member of the house. Recommend correction by alicensed electrician.

4.5 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation ofceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, andon the dwelling's exterior walls)

Repair or Replace(1) There is a three prong 220 volt receptacle in the laundry. Many new dryers require a four prongreceptacle. If you install an electric dryer, you may need to upgrade the circuit and receptacle. Thisshould be performed by a licensed electrician.



(2) Bare bulb light fixtures in cabinets or closets are now considered a safety concern. We advisereplacing with an approved covered fixture.(3) One or more light(s) is/are inoperable; possibly due to bulb. Advise replacing bulbs and checking theoperation of these fixtures. If light fails to work, further evaluation by a licensed electrician isrecommended.(4) One or more loose outlet/receptacle was noted at the time of the inspection. Advise repair.

4.8 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)

Repair or Replace(1) The kitchen countertop outlets are not GFCI protected. This is possible safety concern. Recommendcorrecting and advise repair by a qualified/licensed electrician.(2) This house was built prior to the requirement for the installation of GFCI receptacles in certainlocations in the house. The locations where GFCI receptacles are required has increased, but it is notrequired to retrofit older homes unless a remodel takes place. For safety, it is advisable to upgrade allreceptacles within 6 feet of a plumbing fixture, in garage, all kitchen counter top outlets, and at exterior,to GFCI protected outlets. A complete list of GFCI installation requirements and the dates that they werefirst required can be viewed at GFCI Requirements

4.11 CARBON MONOXIDE DETECTOR(S) (Describe number and location)

Repair or Replace(1) I was unable to locate any Carbon Monoxide detectors on the property of the guest house at thetime of the inspection. Recommend having seller identify locations or installing CO detectors. A CarbonMonoxide detector is not installed in the common hallway as required on each level. Recommendcorrecting and advise installation by a qualified person.

5. Garage

General Summary

5.0 GARAGE GENERAL

Repair or Replace(1) Material which may be rodent droppings was observed in the garage. If present, pests may chew,damage or contaminate components. Rodents have been found throughout San Diego County which haveHantavirus, which is a health hazard, according to San Diego County Vector Control.


(2) Due to occupants personal items, not all areas were visible. Advise a careful evaluation during finalwalk-through.(3) Evidence of wood destroying organisms noted. Recommend consulting the termite inspection reportfor corrective actions needed.

5.1 GARAGE CEILINGS/ROOF FRAMING

Repair or Replace(1) Overhead storage was noted present in the garage. Storing weight on the roof structure of the garagecan promote damage and sagging of the roof structure. Recommend consulting a licensed generalcontractor for further evaluation to determine if corrections are needed at this time.

5.2 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)

Repair or Replace(1) Water/moisture staining observed at the garage space wall(s) in one or more areas. Unable todetermine if this is new or older staining. Recommend further review by a qualified/licensed professionaland restoration contractor, prior to the close of escrow.

5.3 GARAGE FLOOR



Repair or Replace(1) Settlement cracks noted at the garage floor in one or more location. This can be an indication ofpossible structural settlement/movement in the home. Advise monitoring and have further evaluated by alicensed foundation contractor as necessary.

5.6 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met withresistance)

Repair or Replace, Safety ConcernThe automatic opener the garage door will not reverse when met with resistance. This is a possiblesafety concern. Advise repair.

6. Insulation and Ventilation

General Summary

6.0 INSULATION IN ATTIC

Repair or ReplaceRecommend increasing the amount of insulation in the attic to improve the thermal efficiency of thehome.

6.3 VENTING SYSTEMS (Kitchens, baths and laundry)

Repair or ReplaceWe recommend cleaning/servicing the dryer vent upon moving into the home.

6.4 VENTILATION FANS AND THERMOSTATIC CONTROLS

Repair or Replace(1) I was unable to determine operation of the attic fan. Recommend asking the seller to demonstrate thefunction of the unit or have further evaluated by a licensed electrical contractor as necessary.

7. Roofing

General Summary

7.0 ROOF COVERINGS

Repair or Replace(1) The roof installed on this home is not original. Replacing a roof requires permits and must be doneper manufactures installation guidelines. I recommend asking the sellers for documentation showing thatthe roof was permitted and installed by a licensed Roof contractor per the manufactures installationrequirements. Many roof manufactures will warranty a product for up to 30 years, however this is not awarranty or guarantee on the workmanship, which is typically the cause for issues/leaks and may not becovered by the manufacture warranty. If documentation cannot be produced, you should contact the roofmanufacture for warranty details and or a licensed roof contractor for further evaluation.(2) Wear and deterioration noted at roof covering due to age and sun exposure. This appears to benormal deterioration. However, prior to close of escrow we advise consulting with a licensed roofingcontractor to review and give estimates of life remaining and necessary repairs to prevent leaks. This isalso important because a home inspection is not a guarantee against roof leaks.(3) Excessive granules coming off of shingles, the fiberglass is exposed in one or more area. Thisindicates that the roof is aged, and approaching the end of its useful life. I recommend having the roofevaluated by a licensed roof contractor to obtain an estimate of life remaining, and the potential cost toreplace prior to the end of your contingency period.(4) The home is equipped with a solar water heating system. This equipment is often terminated and isprone to leaks. It is advised that the system be further evaluated by a licensed plumbing and roofingcontractor for repair and or removal as necessary.



(5) Material which may be rodent droppings was observed at the exterior. If present, pests may chew,damage or contaminate components. Rodents have been found throughout San Diego County which haveHantavirus, which is a health hazard, according to San Diego County Vector Control.


7.1 FLASHINGS, SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS

Repair or Replace(1) The plumbing vent pipe and roof penetration needs caulking around the perimeter of the flashingswhere sealant is aged and/or failing. Advise repair by a licensed roof contractor.(2) My inspection of the roof penetrations was limited to what could be seen from our vantage points. Icannot guarantee that all the roof penetrations are in good condition. You may wish to contact a alicensed roof contractor for further evaluation.

7.3 ROOF DRAINAGE SYSTEMS

Repair or ReplaceThe home is not equipped with a full system of gutters and downspouts/drain lines. Gutters and drainlines are recommended or erosion or water intrusion can occur.

8. Exterior

General Summary

8.1 WALL CLADDING FLASHING AND TRIM

Repair or Replace(1) Siding in contact with ground at the front/rear/side of the home. Moisture damage and moistureintrusion remains a possibility whenever this condition exist. Recommend a ground clearance of 4 to 6inches where possible.(2) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.(3) Gaps noted at the flashing around the a/c refrigerant lines, where the lines enter the home. Irecommend sealing theses gaps to prevent rodent intrusion.

8.4 EAVES, SOFFITS AND FASCIAS

Repair or Replace(1) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.(2) Moisture damaged wood, evidence of wood destroying organisms noted. Recommend consulting thetermite inspection report for corrective actions needed.(3) The paint on eave and/or fascia is failing in one or more locations. I recommend prep and paint asneeded.

8.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAININGWALLS (With respect to their effect on the condition of the building)

Repair or Replace(1) Vegetation is growing too close and is in contact with the property walls. This prevented access andproper inspection of entire exterior wall surface. Advise trimming the vegetation away from the stuccowalls to prevent stucco damage and to allow a proper inspection of the areas currently blocked by thevegetation.(2) Low/neutral areas were observed at the grading which will cause water to pond during rain orextended irrigation. Standing water can be detrimental to the integrity of the foundation of the house. Itis important to prevent or minimize standing water around the house. This can be accomplished byproperly sloping the ground away from the house, or adding yard drains to carry water away from the low



lying areas. Rain gutters should also be installed and drained away from the house. Advise monitoringduring times of rain and making corrections as needed.(3) Tree(s) and/or large plants are located too close to the house. Tree limbs/vegetation that are tooclose to the house can cause damage in several ways. Limbs or vines in contact with roof/siding orhanging near roof/siding should be trimmed to prevent damage to roof/siding and to prevent rodentinfestation. Also, as the plants grow, damage can occur to the siding, concrete flat work and to thefoundation. Recommend having the foliage removed or trimmed by a qualified professional to preventdamage to the house.(4) Typical settlement cracks noted in areas of the hardscape. Advise monitoring and repair whenneeded.(5) The tree limbs that are in contact with roof or hanging near roof should be trimmed.(6) There is a negative slope at the front of home and can cause or contribute to water intrusion ordeterioration. Recommend further evaluation by a licensed grading and drainage contractor to determinecorrections needed at this time.(7) Cracking/separation observed at the exterior retaining wall in a one or more areas. Cracks in aretaining walls can be caused by many reasons which may include improper design or ground movement.Determining the cause of the settlement cracks is beyond the scope of a home inspection. Recommendfurther evaluation by a qualified/licensed contractor, prior to the close of escrow.(8) This house is located within a hill setting. Geological or structural evaluations relating to and includingthe potential for earth movement, types of soil (expansive, clay, etc), and effectiveness of grading andsoil preparation, are beyond the scope of our inspection. Home inspectors are generalists and notstructural or geotechnical engineers. We advise consulting with a structural and/or geotechnical engineerif you are concerned by conditions about which you are aware, or if you would like additional informationbefore the close of escrow.

8.6 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLERAILINGS

Repair or Replace(1) Moisture damaged wood, evidence of wood destroying organisms noted at multiple areas of decking.Recommend consulting the termite inspection report for corrective actions needed.(2) Loose handrail observed at in one or more areas. This is a possible safety concern. Recommendcorrecting and securing by a qualified/licensed professional, prior to the close of escrow.

8.8 FENCING AND GATES

Repair or ReplacePortions of the fencing at the property were not adequately visible due to obstructions, landscaping andvegetation. Concealed damage is possible. If you are concerned about the general condition of thefencing, it is recommended that the property be further evaluated by a licensed fencing contractor todetermine if latent defects exist.

9. Structural Components

General Summary

9.2 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful waterpenetration into the building or signs of abnormal or harmful condensation on buildingcomponents.)

Repair or Replace(1) Hairline settlement crack noted at the garage stemwall at guest house. Noted on the exterior of thehome. This did not appear to be effecting the overall performance of the home. However, further reviewby a qualified/licensed professional.

9.3 COLUMNS OR PIERS

Repair or ReplaceWood post is in contact with the grade in one or more areas. Recommend correcting and advise repair.



10. Heating / Central Air Conditioning

General Summary

10.0 HEATING EQUIPMENT

Repair or Replace(1) The home is equipped with an electric heat pump. Due to the location of the system, I was unable toremove the access panel to the system. As such, my inspection of the equipment was limited toverification of operation. It is advised that you have the system further evaluated by a licensed HVACcontractor to determine age, proper function and general condition of the system prior to the end ofyour contingency period.(2) The furnace gas piping is not equipped with a sediment trap or drip leg. Advise installation by alicensed plumber or qualified professional.(3) The furnace did not appear to turn on and produce heat at time of inspection. However,due to the many components that are not visible (like the heat exchanger and the entire length of theflue pipe), our inspection of this system is limited. Because of this, I recommend further evaluation/safety check be performed by a licensed HVAC contractor or the local gas company before the end ofyour contingency period.(4) The furnace installed in this home does not appear to be original. The furnace did not appearfunctional at the time of inspection. However, we recommend asking the sellers for documentationshowing that this unit was installed by a licensed HVAC contractor per the manufactures installationrequirements. If documentation cannot be produced, I recommend this unit be further explored by alicensed HVAC contractor for safety.(5) The heat pump appeared to turn on and produce heat at the time of inspection. However,determining the life remaining is beyond the scope of a home inspection. These units will typically lastbetween 10-15 years. However, due to the mild climate in San Diego county, it is not uncommon to seeolder units (15+years) still in use. If you are concerned with the condition of the heat pump, you shouldconsult with a licensed HVAC contactor to determine life remaining and/or potential cost of replacement.

10.5 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation,air filters, registers, radiators, fan coil units and convectors)

Repair or Replace(1) The filter is dirty and needs to be cleaned and/or replaced.(2) Heating and cooling ducts in an average California home leak almost 30 percent. That is why whenheating or cooling equipment is replaced, testing the system's ducts for leaks is now required bybuilding officials in many parts of the state. The home you are preparing to buy appear to have hadwork performed after October 2005. I recommend you ask to see the duct testing report, or anexplanation as to why such testing was not required. For more information, visit: www.energy.ca.gov/title24/changeout/

10.6 CHIMNEYS AND FLUES (for fireplaces)

Repair or Replace(1) The liner was not fully inspected inspected by our company. It is recommended to have a qualifiedchimney sweep clean and inspect for safety.(2) Soot noted at the fireplace flue. Recommend having the fireplace professionally cleaned andinspected by a licensed fireplace contractor before using.(3) Cracking/deterioration observed at the masonry chimney structure in one ore more areas.Recommend correcting and advise further review by a qualified chimney/fireplace contractor, prior tothe close of escrow.(4) Cracks and/or gaps noted in the fireplace. Recommend further evaluation and repair by a licensedchimney sweep or fireplace contractor before using.(5) Cracks noted at the chimney cap. Recommend further evaluation by a licensed fireplace contractorto prevent further deterioration.(6) Cracks and/or gaps noted in the fireplace. Recommend further evaluation and repair by a licensedchimney sweep or fireplace contractor before using.

10.9 COOLING AND AIR HANDLER EQUIPMENT



Repair or Replace(1) The A/C installed in this home is not original. Recommend asking the sellers for documentationshowing that this unit was installed by a licensed HVAC contractor per the manufactures installationrequirements. If documentation cannot be produced, I recommend this unit be further explored by alicensed HVAC contractor for safety.(2) The AC unit is older. This unit appeared to turn on and produce cold air. However, I cannot determinehow long your AC will last before a replacement is necessary. These units are known to last anywherefrom 6-15 years depending on multiple factors (use, manufacture, maintenance). It is not uncommon tosee units last 20+ years in San Diego county due to the mild climate, however this is in no way aguarantee that this unit will last 20+ years. You may wish to have this unit further evaluated by alicensed HVAC contractor to determine its life remaining and potential cost of replacement.(3) The foam sleeve on suction line is missing in areas. Missing foam on suction line can cause energyloss and condensation. I recommend service or repair as needed.(5) I was unable to determine access to the heat pump at the time of the inspection. This type ofsystem is prone to condensation leaks and related issues. Advise consulting a licensed HVAC contractorprior to the end of your contingency period to determine if latent defects exist.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the needfor a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Complianceor non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property orits marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed;The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items,or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate thestrength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage theproperty or its components or be dangerous to the home inspector or other persons; Operate any system or component that isshut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturbinsulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility;Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but notlimited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness ofany system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited tofailure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of thisinformation should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current informationconcerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Mike Barre



INVOICE

John Robinson's Inspection Group1568 Alcala Court San Diego, CA 92111(619)684-1444 - [email protected] By: Mike Barre

Inspection Date: 4/12/2018Report ID: 041218MB1

Customer Info: Inspection Property:

Jim Lind2515 Valetta LnAlpine CA

Customer's Real Estate Professional:Christopher EllisFaira.com Corp

2515 Valetta LnAlpine CA 91901

Inspection Fee:Service Price Amount Sub-TotalInspection Fee 510.00 1 510.00Guest House 275.00 1 275.00Discount -50.00 1 -50.00

Tax $0.00Total Price $735.00

Payment Method:Payment Status:Note:



The address of the property is: 2515 Valetta Ln Alpine CA 91901Fee for the home inspection is $735.00.

THIS IS A LEGALLY BINDING CONTRACT. PLEASE READ IT.

I/We (Client) hereby request a limited, visual, non-intrusive, non-destructive, non-technically exhaustive generalist inspection of thestructure at noted address to be conducted by John Robinson’s Inspection Group, (Company), for my/our sole use and benefit for the agreedupon fee of $735.00. I/We warrant that I/We will read the following agreement carefully. I/We understand that I/We are bound by all theterms of this contract. I/We further warrant that I/We will read the entire inspection report when I receive it and promptly call the inspectorwith any questions I/We may have.

SCOPE OF THE INSPECTION: The real estate inspection to be performed for Client is a limited, visual, non-invasive, non-destructive, non-technically exhaustive evaluation, performed for the fee set forth on the attached invoice, designed to identify material defects in thesystems, structures, and components of the above-referenced primary building and its associated primary parking structure as they existat the time of the inspection. A material defect is a condition that significantly affects the value, desirability, habitability or safety of thebuilding. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective. Theinspection shall be limited to those specific systems, structures, and components that are present and VISUALLY ACCESSIBLE at the dateand time of the inspection. Components and systems shall be operated with normal user controls only and as conditions permit. NO RETURNTRIPS ARE INCLUDED. RETURN TRIPS WILL BE BILLED AS A NEW INSPECTION.

The inspection will be performed in accordance with the Standards Practice setforth by the International Association of Certified HomeInspectors, available at our website (www.jrinspections.com) in effect at the time of this inspection. Inspector shall prepare a writteninspection report for the sole use and benefit of Client. The inspection report shall describe and identify the inspected systems, structures,and components of the building and identify material defects in those systems, structures, and components observable during theinspection, with the limitations defined below.

THIS INSPECTION IS A LIMITED, VISUAL, NON-DESTRUCTIVE, NON-INTRUSIVE, NON-TECHNICALLY EXHAUSTIVE EVALUATION OF THEABOVE-REFERENCED PRIMARY BUILDING AND ITS ASSOCIATED PRIMARY PARKING STRUCTURE. DEFECTS THAT ARE CONCEALED ARESPECIFICALLY DISCLAIMED. THIS INCLUDES DEFECTS THAT ARE CONCEALED IN THE WALLS, BEHIND WALL COVERINGS, UNDERFLOOR COVERINGS, CONCEALED WITH FRESH PAINT, SOIL, VEGETATION, OR OTHER LANDSCAPING. CLIENT UNDERSTANDS THATINSPECTOR WILL USE ALL TOOLS AT HIS DISPOSAL WITH CLIENT'S BEST INTEREST IN MIND, BUT THAT SOME CONCEALED DEFECTSMAY GO UNDETECTED. CLIENT AGREES TO HOLD JOHN ROBINSON'S INSPECTION GROUP AND IT'S REPRESENTATIVES HARMLESS IFCLIENT DISCOVERS CONCEALED DEFECTS THAT WERE UNDETECTED DURING THIS VISUAL, NON-DESTRUCTVE, NON-INTRUSIVE, NON-TECHNICALLY EXHAUSTIVE INSPECTION.

I have read and agree to the Scope of the Inspection: (Initial Here) ______/______

**Client agrees to read the entire inspection report when it is received and shall promptly call the inspector with any questions or concernsclient may have regarding the real estate inspection or the inspection report. **LIMITATIONS, EXCEPTIONS AND EXCLUSIONS: Excluded from this real estate inspection is any system, structure, or component of thebuilding which is inaccessible, concealed from view, or cannot be inspected due to circumstances beyond the control of Inspector, or whichClient has agreed is not to be inspected. In addition to concealed defects, the following are excluded from the scope of this real estateinspection unless specifically agreed to in writing:• Determining compliance with each manufacturers' specifications, researching building codes for the year built or modified, ordinances,regulations, covenants, or other restrictions (such as HOA rules), including local interpretations thereof.• Obtaining or reviewing information from any third-parties including, but not limited to: government agencies (such as permits), componentor system manufacturers (including product defects, recalls or similar notices, unless agreed to in writing), square footage, contractors,managers, sellers, occupants, neighbors, consultants, homeowner or similar associations, attorneys, agents or brokers. John Robinson'sInspection Group does not endores nor inspect unpermitted structures or additions and exclusively disclaims them from our inspection andinspection report.



• Geotechnical, engineering, structural, architectural, geological, hydrological, land surveying or soils-related examinations.• Examination of conditions related to animals, rodents, insects, wood-destroying insects, organisms, mold, and mildew or the damagecaused thereby. Mold determination is not part of this inspection. If evidence of unidentified stains is noted, a specialist should be consultedto determine type. Mold has been known to cause health risks.• Certain factors relating to any systems, structures, or components of the building, including, but not limited to: Recalls, adequacy,efficiency, durability or remaining useful life, costs to repair, replace or operate, fair market value, marketability, quality, or advisability ofpurchase.• Environmental hazards or conditions, including, but not limited to, toxic, reactive, combustible, corrosive contaminants, wildfire, geologicor flood.• Dismantling of any system, structure, or component, or perform any intrusive or destructive examination, test or analysis. Home Inspectoris limited to evaluating components from standard service or access covers.• Examining or evaluating fire-resistive qualities of any system, structure or component of the building.• Systems, structures, or components of the building, which are not permanently installed (such as refrigerators, window AC, etc).• Systems, structures, or components that are not part of the main house, unless specifically identified in the written inspection report.• Common areas, or systems, structures, or components thereof, including, but not limited to, those of a common interest (HOA).• Examining or evaluating the acoustical or other nuisance characteristics of any system, structure, or component of a building, complex,adjoining properties, or neighborhood.• Operating or evaluating low voltage electrical, antennas, security systems, cable or satellite television, telephone, remote controls, radiocontrols, timers, intercoms, computers, computer networks, photo-electric, motion sensing, or other such similar non-primary electricalpower devices, components, or systems.• Evaluation of any pool, spa, barn, fence, irrigation system, or structures other than the main building unless agreed to in writing.• Examining or operating any sewage disposal system or component including, but not limited to: septic tanks and/or any undergroundsystem or portion thereof, or ejector pumps for rain or waste.• Environmental evaluation and inspection. The building inspection is not intended to determine the presence of lead, radon, mold, PCB’s,mildew, urea- formaldehyde, asbestos, sulfur, contaminated drywall, Chinese drywall, or other toxins in the building, ground, water or air.Services for inspecting or evaluating the excluded items listed above may be available from Company for an additional fee or from 3rd partyspecialists qualified to inspect or evaluate a particular category or item.Inspector is a home inspection generalist and is not acting as an expert in any craft or trade. The inspection report may containrecommendations for further evaluation by an individual other than Inspector herein who is qualified as an expert or specialist. If Inspectorrecommends contacting other specialized experts, Client agrees to do so at their own expense before the end of his/her contingecy period.Inspector is not responsible and will be held harmless for Client's failure to follow further evaluation recommendations.

I have read and agree to the Exceptions and Exclusions: (Initial Here) ______/_____

It is Client's duty and obligation to exercise reasonable care to protect him or herself regarding the condition of the subject property,including those facts which are known to or within the diligent attention and observation of Client. Client agrees to act on therecommendations of the inspector.CONFIDENTIAL REPORT: The inspection report to be prepared for Client is solely and exclusively for Client's own information and may notbe relied upon by any other person. Client agrees to maintain the confidentiality of the inspection report and agrees not to disclose anypart of it to any other person. Client may distribute copies of the inspection report to the seller and the real estate agents directly involvedin this transaction, but Client and Company do not in any way intend to benefit said seller or the real estate agents directly or indirectlythrough this Agreement or the inspection report. CLIENT AGREES TO INDEMNIFY, DEFEND AND HOLD INSPECTOR HARMLESS FROM ANYTHIRD PARTY CLAIMS ARISING OUT OF CLIENT'S UNAUTHORIZED DISTRIBUTION OF THE INSPECTION REPORT.SEVERABILITY: Should any provision of this contract be held by a court of competent jurisdiction to be either invalid or unenforceable, theremaining provisions of this contract shall remain in full force and effect, unimpaired by the court’s holding.ARBITRATION: Any dispute concerning the interpretation of this Agreement or arising from this inspection and report, except one forpayment of inspection fee, shall be resolved between the parties by BINDING ARBITRATION conducted in accordance with the rules of theAmerican Arbitration Association except that the parties shall select an arbitrator who is familiar with the Home Inspection industry andstandards of practice. The parties hereto shall be entitled to all discovery rights and legal motions as provided in the California Code of CivilProcedure. The arbitrator shall apply the substantive and procedural laws of the State of California to all issues submitted in the arbitrationproceeding. The award of the arbitrator shall be final, and a judgment may be entered on it by any court having jurisdiction.GENERAL PROVISIONS: This inspection contract, the real estate inspection, and the inspection report do not constitute a home warranty,guarantee, or insurance policy of any kind whatsoever. The real estate inspection and inspection report are not a substitute disclosurefor real estate transactions, which may be required by law. No legal action or proceeding of any kind, including those sounding in tort orcontract, can be commenced against Inspector/Inspection Company, or its officers, agents or employees more than one year after the dateof the subject inspection. Time is expressly of the essence herein. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW.LIABILITY LIMITS: Client agrees that Company's liability arising from any and all disputes, claims of negligence or non-performance underthe obligations defined in this contract, shall be limited to no more than THREE times the inspection fee paid by client for the inspectionservice.In the event Client discovers a material defect or other deficiency that was not identified and reported by Inspector, Client shall immediatelynotify Inspection Company in writing and allow Company and/or Company's designated representative to re-inspect and document thecondition(s) of the material defect or deficiency prior to making any repair, alteration or replacement to said material defect or deficiency.Client agrees to hold Company harmless if client fails to inform the Inspection Company prior to performing repairs.The written report to be prepared by Inspector shall be considered the final and exclusive findings of the Inspector regarding the inspectionof the property. Client shall not rely on any oral statements made by the Inspector prior to issuance of the written report. This Agreementshall be binding upon and inure to the benefit of the parties hereto and their heirs, successors and assigns.This agreement constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof, and maybe modified only by a written agreement signed by all of the parties hereto. No oral agreements, understandings, or representations shallchange, modify, or amend any part of this agreement.Each party signing this Agreement warrants and represents that he/she has the full capacity and authority to execute this Agreementon behalf of the named party. If this Agreement is executed on behalf of Client by any third party, the person executing this Agreementexpressly represents to Company that he/she has the full and complete authority to execute this Agreement on Client's behalf and to fully



and completely bind Client to all of the terms, conditions, limitations, exceptions and exclusions of this Agreement. A 24-hour cancellationnotice is requested. Inspections cancelled within 24 hours will be charge a $150 cancellation fee. Inspections terminated onsite due toabsence of utility service will be billed the entire inspection fee.I have read this entire agreement, and I understand and agree to be bound by the terms of this contract. THIS AGREEMENT CONTAINSA BINDING ARBITRATION PROVISION WHICH MAY BE ENFORCED BY EITHER PARTY. I am aware that this is a limitation of liability and acontract between me and John Robinson’s Inspection Group. In the event of refund of the fees charged, such refund shall be accepted by theundersigned as full and final settlement of all claims and causes of action against Company and/or inspector as agreed herein. Acceptanceof this report constitutes acceptance of all contractual terms herein.

Client Signature________________________________________________Date_____________

Print Client's First and Last Name___________________________________________________

2nd Client Signature_____________________________________________Date_____________

Print 2nd Client's First and Last Name________________________________________________

Inspector Signature______________________________________________Date____________

Report ID: 041218MB1



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