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TRANSCRIPT
The best home inspection experience available.
David Humphrey
648 Opal Ave
Ventura, CA 93004
My Client
Friday, July 26, 2013
Santa Barbara Home Inspector
3905 State Street, Suite 7346
Santa Barbara, CA 93105
805-679-1272
www.sbhomeinspector.com
648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
SUMMARY
This report begins with a Summary section. The Summary section simply isolates all of the inspectors recommendationsfrom the other sections in the report and groups them together in list form for easy reference.
More comprehensive descriptions and details, including pictures, will be found in the sections following the Summarysection. The Summary is provided as a courtesy and cannot be considered a substitute for reading the entire report.Please read the complete document.
In this report each recommendation begins with a Condition. It is important to note that all homes, even brand newhomes, have existing conditions that are notable. Conditions are not necessarily defects nor does each conditionnecessarily demand immediate remediation.
In the Summary section of this report Conditions are broken down into sub-categories to help the reader decide both thepriority and necessity of addressing any recommendations. The Condition will be highlighted with a color thatcorresponds to one of the following sub-categories:
Red= Health and Safety (Recommend evaluation and repair of these conditions as soon as practical by a licensedcontractor or appropriate technician.)
Yellow= Malfunction or Defect (Recommend evaluation and repair of these conditions by a licensed contractor orappropriate technician.)
Orange= Maintenance (Recommend routine maintenance by a person with the appropriate skill set.)
Pink= Upgrade or Caution (Upgrades are usually conditions that were acceptable at the time of construction but do notsatisfy present standards. Cautions are for the purpose of disclosing conditions that may require extra care ormonitoring.)
Priority Maintenance Items
Roofing
SLOPED ROOFING \ Composition shinglesCondition: Exposed fastenersSome exposed fasteners were observed on the ridge cap shingles.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Seal with appropriate caulking
SLOPED ROOF FLASHINGS \ FlashingsCondition: Exposed fastenersExposed fasteners were observed on several flashings throughout the roof areas including pipe stack, side wall andchimney.Location: Throughout RoofTask: Seal with appropriate caulking
Report No. 1080, v.0
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
SUMMARY
SLOPED ROOF FLASHINGS \ SkylightsCondition: Skylight poorly secured to roofThe west facing skylight was not fastened to its frame and the east facing skylight was loose due to missing fasteners.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Repair
Exterior
WALLS \ Brick, stone and concreteCondition: CrackedTypical settling cracks were observed on the perimeter wall.Location: Exterior WallTask: Seal with appropriate caulking
DOORS \ Doors and framesCondition: RotRot was observed at the base of the exterior garage doors.Implication(s): Chance of damage to finishes and structureLocation: South and East GarageTask: Repair or replace
LANDSCAPING \ Lot gradingCondition: Improper slopeIdeally the grading should slope about 6 inches over the first 10 feet away from the house foundation. Recommendgrading the soil at the east side of the home to manage water away from the foundation.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: EastTask: Improve grading
LANDSCAPING \ WalkwayCondition: Cracked or damaged surfacesTypical settling cracks were observed on the exterior walkway.Location: South ExteriorTask: Seal with appropriate caulking
LANDSCAPING \ GeneralCondition: Trees or shrubs too close to houseThe tree on the north side of the house was making contact with the roof.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering house |Material deteriorationLocation: North ExteriorTask: Trim back vegetation
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
SUMMARY
Electrical
SERVICE BOX, GROUNDING AND PANEL \ Service boxCondition: Poor accessShrubs were too close to the electric panel making service access difficult. Working space should be 30" in front by 30"wide by 6.5' minimum.Implication(s): Difficult to serviceLocation: Exterior Wall WestTask: Trim back vegetation
DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: Ground Fault Interrupter (GFI) neededGFCI receptacles are required by the US National Electrical Code in locations where water and electricity are likely tocome into contact, such as in kitchens, bathrooms, garages, and outdoors. Some areas had the required receptacleswhile others did not. Recommend having a licensed electrician install and replace GFCI receptacles as needed.Implication(s): Electric shockLocation: VariousTask: Upgrade
DISTRIBUTION SYSTEM \ Smoke detectorsCondition: Improper or incomplete smoke alarm installation. According to Cal Fire you should install smoke alarms inevery bedroom, in the hallways leading to the bedrooms, and on each level of your home, including the basement.Smoke alarms should be mounted on the ceiling 4" from the wall; wall mounts should be 4"-12" from the ceiling. Do notinstall near draft areas (windows, vents.). Call your local fire department if you are unsure about placement.
Test your smoke alarm. A suggested frequency is every month by simply holding down the test button. Vacuum youralarm at least once a year. Dust and cobwebs can impair sensitivity. Never paint over a smoke alarms. Smoke alarmsshould be replaced every 10 years.Implication(s): Fire safety issueLocation: ThroughoutTask: Provide
Heating
GAS FURNACE \ Gas pipingCondition: Improper connectionsGas flex lines are not to pass through the metal cabinet. Hard pipe or appropriate grommet is required. Recommendrepair by a licensed heating contractor.Implication(s): Equipment not operating properly | Fire or explosionLocation: Utility closetTask: Upgrade
Report No. 1080, v.0
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
SUMMARY
FIREPLACE \ Gas fireplaceCondition: Damper in existing fireplace not fixed openGas fireplaces must have a fixed open damper to allow the escape of hazardous gases at all times. Recommendproviding.Implication(s): Hazardous combustion products entering homeLocation: FireplaceTask: Provide
Plumbing
FIXTURES AND FAUCETS \ Bathtub enclosureCondition: Caulking loose, missing or deterioratedThe caulking on the inside of the master bathroom bathtub enclosure was deteriorated.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Master BathroomTask: Replace
Interior
WINDOWS \ Glass (glazing)Condition: Lost seal on double or triple glazingAll but two windows appeared to have lost their seal.Implication(s): Cosmetic defectsLocation: Throughout
GARAGE \ Man-door into garageCondition: Does not close door fullyThe required self closing hinge on the man door into the garage was not functioning.Implication(s): Hazardous combustion products entering homeLocation: GarageTask: Adjust self closing hinge
EXHAUST FANS \ Exhaust fanCondition: NoisyThe bathroom exhaust fan appeared to be operating poorly and should be repaired or replaced.Implication(s): Reduced system life expectancy | Equipment failureLocation: Master BathroomTask: Repair or replace
THIS CONCLUDES THE SUMMARY SECTION
The costs (if any) provided are the opinion of the Home Inspector at the time of the report and are based on hisprofessional experience as a CA State Licensed General Contractor and regional averages. They are not a solicitation toperform work nor should they be relied upon as anything other than a ballpark estimate.
DESCRIPTION OF REPORT
Report No. 1080, v.0
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
SUMMARY
The report that follows includes a Description of the systems and components in the house as well as any Limitationsthat may have restricted my inspection. The most important part of the report is the Recommendations section. It is herethat I identify any defects in the home and suggest improvements.
Please read the report carefully, and feel free to ask any questions that you may have. Again, I will remind you that ahome inspection addresses visually accessible components of the home, and does not include destructive testing. I willoperate mechanical systems with normal homeowner controls. Where there are many systems of a similar type in ahome, I inspect a representative sample.
As you read the report, I encourage you to contact me if you have any questions about the report or the home.
Home Improvement - ballpark costs
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ROOFING
Description
Sloped roofing material:Composition shingles
1. Composition shingles
Flat roofing material:Roll roofing
2. Roll roofing
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ROOFING
Limitations
Inspection performed: By walking on roof
Recommendations
SLOPED ROOFING \ Composition shingles1. Condition: Exposed fastenersSome exposed fasteners were observed on the ridge cap shingles.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Seal with appropriate caulking
3. Exposed fasteners 4. Exposed fasteners
SLOPED ROOF FLASHINGS \ Flashings2. Condition: Exposed fastenersExposed fasteners were observed on several flashings throughout the roof areas including pipe stack, side wall andchimney.Location: Throughout RoofTask: Seal with appropriate caulking
Report No. 1080, v.0
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING INSULATION PLUMBING INTERIOR
648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ROOFING
5. Exposed fasteners 6. Exposed fasteners
7. Exposed fasteners 8. Exposed fasteners
9. Exposed fasteners
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ROOFING
SLOPED ROOF FLASHINGS \ Skylights3. Condition: Skylight poorly secured to roofThe west facing skylight was not fastened to its frame and the east facing skylight was loose due to missing fasteners.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: RoofTask: Repair
10. Skylight poorly secured to roof 11. Skylight poorly secured to roof
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
EXTERIOR
Description
Gutter & downspout material: Galvanized steel
Gutter & downspout type: Eave mounted
Gutter & downspout discharge: Below grade
Lot slope: Flat
Wall surfaces : Stucco
Recommendations
WALLS \ Brick, stone and concrete4. Condition: CrackedTypical settling cracks were observed on the perimeter wall.Location: Exterior WallTask: Seal with appropriate caulking
12. Cracked 13. Cracked
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
EXTERIOR
14. Cracked
DOORS \ Doors and frames5. Condition: RotRot was observed at the base of the exterior garage doors.Implication(s): Chance of damage to finishes and structureLocation: South and East GarageTask: Repair or replace
15. Rot 16. Rot
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
EXTERIOR
LANDSCAPING \ Lot grading6. Condition: Improper slopeIdeally the grading should slope about 6 inches over the first 10 feet away from the house foundation. Recommendgrading the soil at the east side of the home to manage water away from the foundation.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: EastTask: Improve grading
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17. Improper slope 18. Improper slope
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
EXTERIOR
LANDSCAPING \ Walkway7. Condition: Cracked or damaged surfacesTypical settling cracks were observed on the exterior walkway.Location: South ExteriorTask: Seal with appropriate caulking
19. Cracked or damaged surfaces
LANDSCAPING \ General8. Condition: Trees or shrubs too close to houseThe tree on the north side of the house was making contact with the roof.Implication(s): Chance of water damage to contents, finishes and/or structure | Chance of pests entering house |Material deteriorationLocation: North ExteriorTask: Trim back vegetation
Report No. 1080, v.0
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
EXTERIOR
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20. Trees or shrubs too close to house
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
STRUCTURE
Description
General: Structure
21. Structure
Configuration: Slab-on-grade
Foundation material: Poured concrete
Floor construction: Concrete
Exterior wall construction: Wood frame
Roof and ceiling framing: Rafters/roof joists Plywood sheathing
Recommendations
RECOMMENDATIONS \ Overview9. Condition: No structure recommendations are offered as a result of this inspection.
FOUNDATIONS \ Performance10. Condition: No defects noted
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ELECTRICAL
Description
Service entrance cable and location: Underground copper
Service size: 100 Amps (240 Volts)
Main disconnect/service box rating:125 Amps
22. 125 Amps
Main disconnect/service box type and location:Breakers -exterior wall
23. Breakers -exterior wall
24. Breakers -exterior wall
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ELECTRICAL
System grounding material and type: Copper - water pipe and ground rod
Distribution wire material and type: Copper - non-metallic sheathed
Type and number of outlets (receptacles): Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - outside
Smoke detectors: Present
Carbon monoxide (CO) detectors: Present
Limitations
System ground: Quality of ground not determined
Circuit labels: The accuracy of the circuit index (labels) was not verified.
Recommendations
SERVICE BOX, GROUNDING AND PANEL \ Service box11. Condition: Poor accessShrubs were too close to the electric panel making service access difficult. Working space should be 30" in front by 30"wide by 6.5' minimum.Implication(s): Difficult to serviceLocation: Exterior Wall WestTask: Trim back vegetation
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ELECTRICAL
25. Poor access
DISTRIBUTION SYSTEM \ Outlets (receptacles)12. Condition: Ground Fault Interrupter (GFI) neededGFCI receptacles are required by the US National Electrical Code in locations where water and electricity are likely tocome into contact, such as in kitchens, bathrooms, garages, and outdoors. Some areas had the required receptacleswhile others did not. Recommend having a licensed electrician install and replace GFCI receptacles as needed.Implication(s): Electric shockLocation: VariousTask: Upgrade
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
ELECTRICAL
DISTRIBUTION SYSTEM \ Smoke detectors13. Condition: Improper or incomplete smoke alarm installation. According to Cal Fire you should install smokealarms in every bedroom, in the hallways leading to the bedrooms, and on each level of your home, including thebasement. Smoke alarms should be mounted on the ceiling 4" from the wall; wall mounts should be 4"-12" from theceiling. Do not install near draft areas (windows, vents.). Call your local fire department if you are unsure aboutplacement.
Test your smoke alarm. A suggested frequency is every month by simply holding down the test button. Vacuum youralarm at least once a year. Dust and cobwebs can impair sensitivity. Never paint over a smoke alarms. Smoke alarmsshould be replaced every 10 years.Implication(s): Fire safety issueLocation: ThroughoutTask: Provide
Report No. 1080, v.0
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
HEATING
Description
Fuel/energy source: Gas
System type:Furnace
26. Furnace
Heat distribution: Ducts and registers
Approximate age:27 years
Manufactured 10-86
27. 27 years
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
HEATING
Main fuel shut off at:Meter
28. Meter
Fireplace:Wood-burning fireplace
29. Wood-burning fireplace
Chimney/vent: Masonry
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
HEATING
Chimney liner:Cement
30. Cement
Recommendations
GAS FURNACE \ Gas piping14. Condition: Improper connectionsGas flex lines are not to pass through the metal cabinet. Hard pipe or appropriate grommet is required. Recommendrepair by a licensed heating contractor.Implication(s): Equipment not operating properly | Fire or explosionLocation: Utility closetTask: Upgrade
31. Improper connections
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
HEATING
FIREPLACE \ Gas fireplace15. Condition: Damper in existing fireplace not fixed openGas fireplaces must have a fixed open damper to allow the escape of hazardous gases at all times. Recommendproviding.Implication(s): Hazardous combustion products entering homeLocation: FireplaceTask: Provide
32. Damper in existing fireplace not fixed open
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
INSULATION AND VENTILATION
Description
Attic/roof insulation material: Glass fiber
Attic/roof ventilation: Roof vent Gable vent
Attic/roof air/vapor barrier: None found
Recommendations
RECOMMENDATIONS \ Overview16. Condition: No insulation recommendations are offered as a result of this inspection.
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
PLUMBING
Description
Water supply source: Public
Service piping into building: Copper
Supply piping in building: Copper
Main water shut off valve at the:Exterior wall
33. Exterior wall
Water flow and pressure: Typical for neighborhood
Water heater fuel/energy source: Gas
Water heater type:Conventional
34. Conventional
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
PLUMBING
Water heater manufacturer: General Electric
Tank capacity: 50 gallons
Water heater approximate age:6 years
Manufactured 07-2007
35. 6 years
Waste piping in building: ABS plastic
Water treatment system:Water softener
36. Water softener
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
PLUMBING
Limitations
Items excluded from a home inspection: Concealed plumbing
Recommendations
FIXTURES AND FAUCETS \ Bathtub enclosure17. Condition: Caulking loose, missing or deterioratedThe caulking on the inside of the master bathroom bathtub enclosure was deteriorated.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Master BathroomTask: Replace
37. Caulking loose, missing or deteriorated
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
INTERIOR
Description
Major floor finishes: Carpet Hardwood Tile
Windows: Fixed Sliders Aluminum
Glazing: Single Double
Exterior doors - type/material: Sliding glass Solid wood
Limitations
Inspection limited/prevented by: Carpet Storage/furnishings Storage in closets/cupboards
Not included as part of a building inspection: Appliances
Recommendations
WINDOWS \ Glass (glazing)18. Condition: Lost seal on double or triple glazingAll but two windows appeared to have lost their seal.Implication(s): Cosmetic defectsLocation: Throughout
38. Lost seal on double or triple glazing 39. Lost seal on double or triple glazing
GARAGE \ Man-door into garage19. Condition: Does not close door fullyThe required self closing hinge on the man door into the garage was not functioning.Implication(s): Hazardous combustion products entering homeLocation: GarageTask: Adjust self closing hinge
Report No. 1080, v.0
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648 Opal Ave, Ventura, CA July 26, 2013 www.sbhomeinspector.com
Santa Barbara Home Inspector: Providing great home inspections for every client every time
INTERIOR
40. Does not close door fully
EXHAUST FANS \ Exhaust fan20. Condition: NoisyThe bathroom exhaust fan appeared to be operating poorly and should be repaired or replaced.Implication(s): Reduced system life expectancy | Equipment failureLocation: Master BathroomTask: Repair or replace
END OF REPORT
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