Building Specs Sample Report
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Building Specs Sample Report, Rick Yerger, Orange County, CA

Building Specs Sample Report, Rick Yerger, Orange County, CA

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  • 1. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Building Inspection Report For John Sample 1234 Sample Dr. Orange, California Date 07/10/2012 Prepared by: Building Specs Inc. 34145 Pacific Coast Highyway; Suite 513 Dana Point, Ca 92629 949-494-5624 Info@buildingspecscorp.comThis report is the exclusive property of the inspection company and the client whose name appears herewith and its use by any unauthorized persons is prohibited. ALL RIGHTS RESERVED. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page1
  • 2. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Report Table of ContentsCOVER PAGE 3INSPECTION SUMMARY 4GENERAL INFORMATION 12GROUNDS 12FOUNDATION & STRUCTURE 14CRAWLSPACES & BASEMENT 14EXTERIOR ELEMENTS 17ROOFS 18DOORS, WINDOWS, ENERGY CONSERVATION 19ATTIC 20GARAGE & CARPORT 22SAFETY HEALTH ENVIRONMENTAL 24KITCHEN & APPLIANCES 26BATHROOM(s) 27INTERIOR 28LAUNDRY ROOM 31ELECTRICAL 31PLUMBING 33HEATING & COOLING SYSTEMS 34FIREPLACES & CHIMNEYS 37POOL/SPA & EQUIPMENT 37 This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page2
  • 3. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Inspection Report For Joe Sample 1234 Sample Drive Orange, California Date 07/10/2012As requested, we have performed a property inspection report for the address above.Thank you for choosing BUILDING SPECS INC. to perform a visual inspection on the above property. Weve taken greatpride developing a reporting system we feel is unique to the industry. Its with pleasure that we submit it to you at this time.You are encouraged to read the entire report, as it will give you a detailed overview of the general condition of the property.Please understand an inspection is intended to assist you in evaluating the overall condition of the property. The inspectionreport is an aid to help you make a more informed purchasing decision. Also understand that there are limitations to thisinspection. Many components of the building are not visible during the inspection and very little historical information isprovided in advance of the inspection. While we can reduce your risk of purchasing the building, we cannot eliminate it, norcan we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you mayconsider significant to ownership. The inspection is based on observation of the visible and apparent condition of thebuilding and its components on the date of the inspection. It is not intended to make any representation regarding latent orconcealed defects that may exist. It is not intended for cosmetic or aesthetic evaluation.Our purpose is to determine whether or not a system ( electrical, heating, etc.) is working properly. We are not responsibleto determine all that may be wrong with that system, just whether or not a second opinion is needed by a qualified tradesperson dealing with that system. They determine what course of action will be necessary to correct. Their evaluation mayreveal additional items not mentioned in our inspection report.Photographs, when provided, are simply a tool to convey our findings, they are not intended to enhance those findings ordiminish any findings not photographed.BUILDING SPECS, INC. follows the standards of practice and code of ethics established by the California Real EstateInspection Association. These can be reviewed at www.creia.org/i4a/pages/index.cfm?pageid=3283If you have any questions regarding this report or the condition of the property, please feel free to call anytime.Rick YergerPresidentBUILDING SPECS, INC This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page3
  • 4. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.comInspection Summary NOTENNOTE: Client Must Read Entire Report And Not Rely Solely On The Summary Notes. summary notes.CLIENT: Joe SampleINSPECTION ADDRESS: 1234 Sample Dr Orange, CaliforniaPRIORITY # 1 MAJOR CONCERNS: Immediate Repairs, service, upgrades and/or Further Evaluationrecommended by the appropriate competent licensed contractor and/or appropriate professional prior to close of escrow. Asystem or component marked as a major concern is deficient, is one that did not respond to user controls, was not able tobe safely used, was not functioning as intended, or was otherwise defective. General deficiencies include, but not limitedto, inoperability, material distress, water penetration, damage, deterioration, missing parts, unsuitable/improper installationand safety concerns and/or hazards.GROUNDS 200] GRADING, GROUNDS & DRAINAGE 2.1 General Comments: Proper grading and surface water control recommended. 2.4 Grading Observations: Flat or No Slope Away From Building-Concern For Water Damage and/or Infiltration into Building. Located Front Side of Building. Pitch slope of soils away from foundation. Slope should fall away from the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from the foundation.CRAWLSPACES & BASEMENT 401] ACCESS 4.1 Overview: METHOD USED TO INSPECT CRAWL SPACE- Entered crawl space partially due to design and or obstructions, Mud, excessive dampness. unsafe to enter. Standing Water, Not Accessed. 403] GROUND 4.4 Crawl Space Observations: Remove the following from the crawl space area- Damp Conditions, Mildew/mold. 404] MOISTURE 4.5 Observations: Standing Water, Dampness, Muddy Soil. Note the presence of fans suggesting knowledge of the presence of moisture. 406] INSULATION 4.7 Observations: Partially Insulated, Type/Depth, Paper Backed Fiberglass, 4-6", Vapor Barrier reversed may trap moisture in framing. & Fire safety concern. 408] FRAMING 4.9 Posts Supports Observations: Substandard Workmanship. See screw Jacks. 4.10 Girders/Beams Observations: Possible Mold Like Material. Review by mold identification & removal contractor recommended for a course of action. 409] SUBFLOOR: 4.12 Observations: This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page4
  • 5. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Possible Mold Like Material. Review by mold identification & removal contractor recommended for a course of action. 412] ELECTRICAL WIRING 4.14 Open Electrical Wiring Splices, (missing junction boxers), these splices should be placed inside a covered, approved and secured electric box because of the increased risk of fire. Immediately right of access.EXTERIOR ELEMENTS 504] TRIM 5.8 Fascia/Barge: Insect Damage at isolated areas recommend further evaluation by Structural Pest Control.ROOFS 610] FLASHING 6.10 Waste & Vent Flashings: Improper Installation.ATTIC 905] ATTIC INSULATION 8.15 Observations: Vapor Retarder facing attic. Fire safety Concern. 906] ATTIC ELECTRICAL 8.16 Observations: Substandard, Hazardous Wires, Open Electrical Wiring Splices, (missing junction boxes) these splices should be placed inside a covered, approved and secured electric box because of the increased risk of fire. Strain relief clamps missing at electrical junction boxes. Safety Concern. Some wiring is showing deteriorating sheathing and should be repaired. 910] EXHAUST DUCTS 8.18 Bathroom Exhaust: Bathroom exhaust duct (s) is/are discharging into the attic, concern for moisture damage. 911] FOSSIL FUEL VENTS & FLUES 8.19 Observations: Clearance to Combustibles Inadequate, Fire Safety. see water heater.GARAGE & CARPORT 917] ATTACHED? 9.2 Fire Rating/Assembly Door To Living Space; Weather-Stripping Missing or Inadequate. Fire & Carbon Monoxide Concerns. Self-Closing Device is Missing or Inadequate or inadequate spring tension to fully close door. Fire Safety. Fire Separation Assembly Damaged or Breached at; Walls, See Plastic Pipe Penetration (s) Fire Separation Assembly Damaged or Breached at; Walls, Fire caulking is missing at metal pipes/conduits that penetrate the fire assembly, recommended for fire safety. 918] GARAGE VEHICLE DOOR(S) 9.4 Garage Door Observations: Door could not be inspected or tested due to built-us in front of unit. forage converted to bedroom. 9.5 Garage Opener Observations: Door could not be inspected or tested due to built-us in front of unit. forage converted to bedroom. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page5
  • 6. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Extension Cord used in place of fixed wiring. Increased risk of fire. 920] GARAGE RECEPTACLES 9.7 Observations: Ground Fault Circuit Interrupters Receptacles Not Tripping, GFCI Recommended Where none found Receptacles located less than 18 inches off floor, improper, repairs as needed.SAFETY HEALTH ENVIRONMENTAL 927] CARBON MONOXIDE ALARMS 10.2 Present? None Found. A carbon monoxide device is required by law. 1700] ASBESTOS 10.9 Observation: We observed materials known to as Asbestos Containing Material (ACM). These suspect materials should be evaluated by a specialist. Area of concern- Heating Ducting, Located in Attic. 1703] MOLD CONCERNS 10.10 Observations: We observed a mold-like material that should be evaluated by a specialist in the following locations: Crawlspace.KITCHEN & APPLIANCES 1010] RECEPTACLE 11.14 Observations: Ground Fault Circuit Interrupters (safety device); GFCIs Missing in recommended locations.BATHROOM(s) 1102] FIRST FLOOR HALL BATH 12.10 TUB Observations: A Whirlpool is present. Electrical bond wire at motor missing or cannot be confirmed. Shock hazard. 1109] DEN BATH 12.62 SHOWER VALVES: Hot and cold water positions are reversed posing a scald concern.INTERIOR 1209] BEDROOM # 3 13.70 Lighting / Luminaries: Ceiling, Observations; Closet Light is an exposed incandescent bulb and/or lacking required clearances to shelf as needed for safety.ELECTRICAL 1300] MAIN POWER STATUS 15.0 On, Further Evaluation and Repairs Recommended by Licensed Electrician and/or Appropriate Person Due to Findings Noted Below. 1302] PANEL(S) 15.6 MAIN PANEL (AMPS): LOCATION; Exterior Wall of Building, Left Side of building, 200 amps, OVERLOAD PROTECTION: Breakers, OBSERVATION: Missing- There are voids, or open knockouts, in the interior cover panel that could prove to be hazardous. Multiple wires installed on a single lug at circuit breaker(s),Fire Safety Concern. Pointed, sharp screws securing the panel cover, Improper, Risk of damage to wires. Over This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page6
  • 7. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Fusing, Risk Of Wire Over-Heating. ( size of wire insufficient to carry load), Further evaluation and repairs recommended by a competent licensed electrical contractor or appropriate person.PLUMBING 1402] WASTE 16.10 Video Scan The main sewer pipe is probably the same age as the residence, and if it has not been replaced or recently video-scanned, we strongly recommend that you arrange to have it scanned. All sewer pipes can be compromised by corrosion, seismic, soil, or root movement, and blockages are not only common but sometimes cause sewage to back-up into residences.HEATING & COOLING SYSTEMS 1500] HEATING SYSTEM #1 17.9 COMBUSTION AIR The return air is located within 10 feet do the Combustion air of the water heater this has the potential to pull carbon monoxide gases into living Space. 1506] AIR CONDITIONER #1: 17.19 EVAPORATOR/AIR HANDLER: Location of Evaporator/Air Handler: Attic, Garage, CONDENSATE DRAIN OBSERVATIONS; primary drain and secondary drain are tied together. Improper The P Trap is Missing, Recommended. The P-Trap is Inadequately/Improperly Installed.FIREPLACES & CHIMNEYS 1600] LIVING ROOM FIREPLACE: 18.1 FIREPLACE LOCATION & OVERVIEW: We have evaluated the fireplace and chimney. However, significant portions of these components cannot be seen, and in accordance with NFPA guidelines we strongly recommend that it be video-scanned or evaluated by a specialist. 18.9 FLUE Observations: A complete view of the flue is not possible, therefore its recommended you have the flue video scanned by a specialist.POOL/SPA & EQUIPMENT POOL SURFACE 19.7 Pool/Spa Drains: Missing Anti-Vortex drain covers. these are a safety device designed to prevent suction, Recommended. PUMPING EQUIPMENT 19.11 Evidence of Water Leakage: Yes- O-ring at bottom of filter is leaking. HEATERS 19.18 Type and Condition: This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page7
  • 8. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com The Gas line feeding the heater appears to be PVC pipe which is not an approval material for gas, Further evaluation recommended and repairs if necessary. ELECTRIC CONTROLS 19.19 Timers: Terminal protector is missing from within timer. Shock Hazard. CHILD PROTECTION 19.22 Observations: Alarms missing or inoperable on doors leading to pool. Pool door alarms must meet all of the following specifications according ; The alarm must sound continuously for a minimum of 30 seconds within 7 seconds after the door and its screen are opened, The alarm must have a good sound pressure rating indoors of a minimum 85 dBA at 10 ft, The alarm must have an automatic reset. The alarm must have a manual means, such as a touch pad or switch, to temporarily deactivate the alarm for a single opening for a maximum 15 seconds, The deactivation switch or touch pad must be placed at a height of 54 inches above the threshold of the door, The alarm must be on all doors with direct access to the pool, spa or hot tub. Gates self-closing devices is missing or not operating and/or Gate Not self Latching. Child safety. Garage door leading to the pool/spa is missing child safety features. The garage side door gives pool-spa access and is required by common safety standards to self-close and include a latch at forty-eight inches, unless an intervening gate conforms to this standard.PRIORITY # 2 MARGINAL/MONITOR: Items, systems or components that warrant attention or need monitoring, orhave a limited remaining useful life expectancy. Recommend servicing, repair, replacement and/or upgrades in the nearfuture by a qualified licensed contractor or specialty tradesman.EXTERIOR ELEMENTS 501] EXTERIOR WALL COVERING (S) 5.2 Stucco: Weep Screed Not in Use due to era of Construction. Susceptible to Moisture wicking Into Plaster and or Structure.ROOFS 600] ROOF 6.1 General Comments: Repairs Recommended.ATTIC 909] ATTIC VENTILATION 8.17 Observations: No Screens, Potential for insects / animal intrusion.BATHROOM(s) 1102] FIRST FLOOR HALL BATH 12.8 COUNTER Observations: The counter is loose and should be secured.INTERIOR 1207] MASTER BEDROOM 13.47 Door Types/Observations: Hinged, Observations; Binding. 1208] BEDROOM # 2 This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page8
  • 9. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 13.58 Window Observations: Window is inoperable. 1209] BEDROOM # 3 13.67 Window Observations: Window is inoperable.LAUNDRY ROOM LAUNDRY ROOM 14.5 10) Window Observations: Inoperable.PLUMBING 1403] FUEL SYSTEMS 16.13 Fuel Lines: Rust/Corrosion Observed at: Located Right Side of Building, Located Right Side of Building.HEATING & COOLING SYSTEMS 1500] HEATING SYSTEM #1 17.10 DUCTWORK: Plastic Flex (Insulated Flexible Duct), OBSERVATIONS: Inadequate Connection(s) Not sealed, taped, or gasketed airtight.POOL/SPA & EQUIPMENT POOL SURFACE 19.3 Condition: Deterioration of the shell is, Moderate Deterioration. Anticipate the need for re-plastering in near future. Marcite pool surface is very rough Budget for re-plastering. HEATERS 19.18 Type and Condition: Natural Gas older unit budget to replace The Gas is turned off, unit not tested, recommended. Heavy wear.PRIORITY # 3 NOTES AND RECOMMENDATIONS; General notes, comments and/or recommendedmaintenance and/or recommended upgrades for increased safety or to enhance buildings performance.GROUNDS 200] GRADING, GROUNDS & DRAINAGE 2.2 Grounds Condition: Dry, May indicate Landscape sprinklers not operational. Located Left Side of Building. 2.5 Area Drains: The property is served by area drains, the interior of the pipe(s) is not visible and we cannot guarantee that the drains are functional. Therefore they should be tested for adequate operation before the close of escrow. 203] LANDSCAPING, TREES, PLANTERS 2.7 Planters: Water trap against foundation, concern for water infiltration and damage, repairs as needed. 210] FOUNDATION VENTS 2.14 Observations: This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page9
  • 10. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Susceptible to water infiltration, Recommend- Wells.CRAWLSPACES & BASEMENT 410] SEISMIC BOLTS, STRAPS & BRACING 4.13 Seismic Bolting: Yes . However; Seismic Strapping Inadequate by todays standards, Upgrading Recommended For Increased Safety. Posts and Girders are missing positive mechanical connections/fastening devices. Recommend upgrading.EXTERIOR ELEMENTS 503] CAULKING & SEALANTS 5.6 Observations: Cracking, Missing, Updating Recommended To Prevent Water Infiltration, Caulking is needed, Chimney, at Trim. 506] DRIP CAP 5.12 Observations: None, recommended, The main purpose of the drip cap is to stop water from entering trim members and into the house. A drip cap is recommend at the following locations - Door and/or window head trim.ROOFS 610] FLASHING 6.8 Chimney Flashing: The Calking is old dried out and brittle and should be replaced. Recommend cricket flashing on chimney over 30" wide. 6.10 Waste & Vent Flashings: Needs Caulking, Susceptible to Leak. 617] MISCELLANEOUS 6.18 General Comments: Clean debris from Roof.GARAGE & CARPORT 922] GARAGE WALLS/CEILING 9.9 Wall/Ceiling Observations: Walls Blocked, Limited Access Due to Stored Items. Approx % Visible- 30-40 We recommend that the garage be made accessible and inspected by a competent professional prior to expiration of the inspection contingency period; hidden damage may exist.BATHROOM(s) 1102] FIRST FLOOR HALL BATH 12.12 TUB WALL: Flexible Sealants (Caulking) Missing and/or Failing at Fixtures Valves and/or Spout and/or where walls Join Tub Potential for water intrusion.INTERIOR 1201] LIVING ROOM: 13.16 Lighting / Luminaries: Ceiling, Observations; Seller demonstrate Cabinet lights. 1203] DEN Room Off Garage This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page10
  • 11. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 13.27 Lighting / Luminaries: Observations; Could Not Locate Or Verify All Switch(s) Function Seller Demonstrate. 1208] BEDROOM # 2 13.53 Overall Condition: Egress (escape window) does not appear adequate by current standards. Safety concern. Repairs Recommended. 1209] BEDROOM # 3 13.63 Overall Condition: Egress (escape window) does not appear adequate by current standards. Safety concern. Repairs Recommended.LAUNDRY ROOM LAUNDRY ROOM 14.10 19) Clothes Washer: Excluded, Recommend Over Flow Pan.PLUMBING 1407] WATER HEATER #1 16.18 Waterlines: Insulation missing at: Waterlines.FIREPLACES & CHIMNEYS 1600] LIVING ROOM FIREPLACE: 18.6 GLASS DOORS The glass doors are missing and should be replaces. 18.13 CHIMNEY Observations: Mortar; Deteriorating, Repair as needed to inhibit water intrusion This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page11
  • 12. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com GENERAL INFORMATIONIMPORTANT INFORMATION: It is the sole responsibility of the client to read each page of this report. The client is responsible to research any andall jurisdictions permits required by the local authorities regarding the property in contract before the close of escrow. You, the client, are to personallyperform a diligent visual inspection of the property after the seller vacates to insure that no "conditions" was concealed by personal property and/orstored items while occupied or that may have been damaged during he sellers evacuation of the building. Should any "conditions" be revealed thatwas not address within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regardingsuch "conditions". 100] CLIENT 1.1 Name: John Sample. 1.2 Date: 07/10/2012. 1.3 People Present During Buyer, Buyers Agent, Seller Agent. Pest (termite) Inspector. Inspection: 1.4 Client Accompanied 100% Inspector: 101] INSPECTION 1.5 Building Status; Occupied -Limited access to components of the house. finished surfaces, receptacles, windows, etc. Many areas could not be evaluated t this time. Client is advised to conduct a final pre-closing walkthrough which this inspection cannot replace. 1.6 Street: 1234 Sample Dr. 1.7 City: Orange. 1.8 State: California. 1.9 County: Orange. 1.10 Country: U.S.A. 1.11 Type of Building: Residential. 1.12 Style of House: One Story. 1.13 Location: Inland. 102] TYPE OF INSPECTION(S) ORDERED 1.13 Standard Inspection.Inspection Performed According To The Standards Of Practice Of The California Real Estate Inspection Association. These can be viewed athttp://www.creia.org/creia-standards-of-practice.html 103] AGE OF BUILDING 1.14 *Age of Building 50+ years. 104] OVERALL BUILDING CONDITION 1.15 Overall Building Condition; Moderate wear to components of the building. You should obtain estimates from a general contractor, because the cost of repairs could effect your evaluation of the property. 105] WEATHER CONDITIONS 1.16 Temperature Approx. ° F 70-80. 1.17 Weather Conditions Clear. 106] TIME INSPECTION STARTED & ENDED 1.18 Started: 9:00/9:30 am. 105] INSPECTOR(S) 1.19 Rick Yerger.ADDITIONAL COMMENTS: If the building is occupied, furniture, boxes, rugs, wall coverings, storage and other personal item s may block, cover orimpede inspection, a re-inspection is recommended prior to purchase. A vacant house may not show an active water or moisture problems until it hasbeen occupied and the plumbing is in use for a period of time. GROUNDSIMPORTANT INFORMATION: This inspection is not intended to address or include any geological conditions or site stability information. W e do notcomment on coatings or cosmetic deficiencies, which would be apparent to the average person. Any reference to grade is limited to only areas aroundthe exterior of the exposed areas of foundation or exterior walls. W e cannot determine drainage performance of the site or the condition of anyunderground piping, including subterranean drainage systems and municipal water and sewer service piping or septic system s , Client is advised tohave these items inspected and tested by the Appropriate Qualified person(s). Any areas too low to enter or not accessible are excluded from theinspection. We do not evaluate any detached structures such as storage sheds and stables, nor mechanical or remotely controlled components suchas driveway gates. We do not evaluate or move landscape components such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page12
  • 13. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.comfans, heat lamps, and decorative or low-voltage lighting. Any such mention of these items is informational only and not to be construed as inspected. 200] GRADING, GROUNDS & DRAINAGE 2.1 General Comments: Proper grading and surface water control recommended. 2.2 Grounds Condition: Damp. Dry, May indicate Landscape sprinklers not operational. Located Left Side of Building. 2.3 Grade Type: Near Level. 2.4 Grading Observations: Flat or No Slope Away From Building-Concern For Water Damage and/or Infiltration into Building. Located Front Side of Building. Pitch slope of soils away from foundation. Slope should fall away from the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from the foundation. 2.5 Area Drains: The property is served by area drains, the interior of the pipe(s) is not visible and we cannot guarantee that the drains are functional. Therefore they should be tested for adequate operation before the close of escrow. 202] EROSION 2.6 Observations: None observed. 203] LANDSCAPING, TREES, PLANTERS 2.7 Planters: Water trap against foundation, concern for water infiltration and damage, repairs as needed. 204] STOOP, STAIR 2.8 Stoop: Materials & Observations: Stone, Appears adequate at this time. 207] DRIVEWAY 2.9 Materials: Concrete. 2.10 Observations: Appears adequate. 208] FENCE (limited to contact w/ house) 2.11 Material: Wood, Block. 2.12 Observations: Appears adequate. Portions of the fence and walls are not visible due to vegetation or other therefore a thorough inspection was not possible. 209] RETAINING WALL ( Not part of a standard home inspection and excluded, any comments referenced are a courtesy only): 2.13 Material: Not applicable. 210] FOUNDATION VENTS 2.14 Observations: Susceptible to water infiltration, Recommend- Wells. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page13
  • 14. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 211] FOUNDATION WINDOWS 2.15 Observations: Not applicable. 212] FOUNDATION CRAWLSPACE ACCESS 2.16 Observations: Not applicable. 215] BASEMENT ENTRY WALL 2.17 Overview: Not applicable.ADDITIONAL COMMENTS: Low voltage Lighting and Landscape Sprinklers are excluded. W e recommend having these systems demonstrated toyou. Underground drainage piping systems are not tested for operation, Client should have these systems dem onstrated to you. FOUNDATION & STRUCTUREIMPORTANT INFORMATION: In accordance with our standards of practice, we identify foundation types and look for any evidence of structuraldeficiencies. However, minor cracks or deteriorated surfaces are common in many foundations and most do not represent a structural problem.Any cracks or water damage should be repaired and monitored as needed by a licensed or qualified individual. Severe problems such as majorcracking, amateur work or water damage could lead to a structural failure. If major cracking is visible we recommend further evaluation by a structuralengineer. Any cracks need to be monitored to determine if active or from previous movement. All concrete floor slabs experience some degree ofcracking due to shrinkage in the curing process, soil conditions, seismic activity etc. In most instances floor coverings prevent recognition of cracks orsettlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooringunderneath cannot be determined. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection.However, we are not specialists, and in the absence of any major defects, we may not recommend that you consult with a foundation contractor, astructural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert. FOUNDATION 3.1 General Comments: Limited or No Access For Evaluation. 300 TYPE OF MATERIAL(S) 3.2 Materials Poured Concrete. 302] FOUNDATION STEM WALLS 3.3 Observations: Adequate, no visible deficiencies.IMPORTANT INFORMATION: No level of earthquake preparedness can guarantee that an earthquake will not damage a home. However, there are anumber of ways you can reduce or prevent damage to a home during an earthquake. Modern seismic restraints , automatic gas shutoff valves at gasmeters etc. for more information visit the California Earthquake Authority at www.earthquakeauthority.com 309] WOOD FRAMING 3.4 A] Style: Platform. 3.5 Observations: Appears Adequate. 3.6 B) Floor Structure: Not Visible Could Not Evaluate Internal Components. 3.7 Observations: Appears Adequate. CRAWLSPACES & BASEMENTADDITIONAL COMMENTS: Elevated moisture levels in a basement or crawlspace could lead to mildew or rotted wood and possible structuralproblems. Continuously damp or wet soil could lead to unstable ground conditions, allow piers and/or footings to settle, and could lead to a structuralproblems. 401] ACCESS 4.1 Overview: METHOD USED TO INSPECT CRAWL SPACE- Entered crawl space partially due to design and or obstructions, Mud, excessive dampness. unsafe to enter. Standing W ater, Not Accessed. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page14
  • 15. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 402] ACCESS PANEL 4.2 Observations: Appears Adequate. 403] GROUND 4.3 Overview: Dirt. 4.4 Crawl Space Observations: Remove the following from the crawl space area- Damp Conditions, Mildew/mold. 404] MOISTURE 4.5 Observations: Standing Water, Dampness, Muddy Soil. Note the presence of fans suggesting knowledge of the presence of moisture. 405] SUMP PUMP 4.6 Observations: None Observed. 406] INSULATION 4.7 Observations: Partially Insulated, Type/Depth, Paper Backed Fiberglass, 4-6", Vapor Barrier reversed may trap moisture in framing. & Fire safety concern. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page15
  • 16. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 407] VENTILATION 4.8 Ventilation Observations: Adequate. 408] FRAMING 4.9 Posts Supports Substandard Workmanship. See screw Jacks. Observations: 4.10 Girders/Beams Possible Mold Like Material. Review by mold identification & removal contractor recommended for a Observations: course of action. 409] SUBFLOOR: 4.11 Subfloor Visible? Sub floor is visible in limited areas. 4.12 Observations: Possible Mold Like Material. Review by mold identification & removal contractor recommended for a course of action. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page16
  • 17. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 410] SEISMIC BOLTS, STRAPS & BRACING 4.13 Seismic Bolting: Yes . However; Seismic Strapping Inadequate by todays standards, Upgrading Recommended For Increased Safety. Posts and Girders are missing positive mechanical connections/fastening devices. Recommend upgrading.IMPORTANT INFORMATION: No level of earthquake preparedness can guarantee that an earthquake will not damage a home. However, there are anumber of ways you can reduce or prevent damage to a home during an earthquake. Modern seismic restraints , automatic gas shutoff valves at gasmeters etc. for more information visit the California Earthquake Authority at www.earthquakeauthority.com 412] ELECTRICAL WIRING 4.14 Open Electrical Wiring Splices, (missing junction boxers), these splices should be placed inside a covered, approved and secured electric box because of the increased risk of fire. Immediately right of access.ADDITIONAL COMMENTS If basement walls or floors are covered, finished or blocked, a thorough inspection is not possible. If a problem issuspected, the wall coverings should be removed for a complete inspection. Further evaluation and structural repairs recommended by either alicensed contractor or qualified individual. EXTERIOR ELEMENTSIMPORTANT INFORMATION: Residential buildings should have address numbers mounted at the front of the building at a minimum size of 4 inchesand be in a color contrasting from the building. The address numbers should be clearly visible from the street by emergency vehicles. GENERAL COMMENTS 5.1 Address Readily Visible ? Yes. 501] EXTERIOR WALL COVERING (S) 5.2 Stucco: Weep Screed Not in Use due to era of Construction. Susceptible to Moisture wicking Into Plaster and or Structure. 5.3 Wood Siding: Tongue and Groove, MATERIAL, Unknown. 502] PAINTS & STAINS 5.4 Type: Paint. 5.5 Observations: Appears Adequate. 503] CAULKING & SEALANTS 5.6 Observations: Cracking, Missing, Updating Recommended To Prevent Water Infiltration, Caulking is needed, Chimney, at Trim.INFORMATION REGARDING TRIM: Includes, but not limited to: Fascias, Beams, Siding Corners, Windows & Doors; Casings, Sills Frames Jambs,Thresholds. TRIM MATERIAL includes, but not limited to: Aluminum, Aluminum Cladding, Cast Concrete, Hardboard, Composite, Polystyrene,Stucco, Vinyl, Vinyl Cladding, Plastic and Wood. We are not pest inspectors, therefore any comments made regarding the possibility of rot, insectactivity or insect damage, deteriorated wood are as a courtesy only and required further evaluation by a structural pest control com pany. 504] TRIM 5.7 Material Type: Wood. 5.8 Fascia/Barge: Insect Damage at isolated areas recommend further evaluation by Structural Pest Control. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page17
  • 18. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 505] SOFFIT 5.9 Type: Stucco. 5.10 Venting (Soffit Vents) Yes, Partial. 5.11 Observations: Screens are - 506] DRIP CAP 5.12 Observations: None, recommended, The main purpose of the drip cap is to stop water from entering trim members and into the house. A drip cap is recommend at the following locations - Door and/or window head trim. 510] ELECTRICAL 5.13 Observations: Appears Adequate. 511] LIGHT FIXTURES (LUMINAIRES) 5.14 Observations; Appears functional at this time. 514] BARBECUE 5.15 Observation: Barbecue(s) are outside the scope of our inspection and excluded, consult with the appropriate tradesperson for operation and maintenance. ROOFSIMPORTANT INFORMATION: Although not required to, we generally attempt to evaluate various roof types by walking on their surfaces. If we areunable or unwilling to do this for any reason, we will indicate the method used to evaluate them. Every roof will wear differently relative to its age,number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of its maintenance. W e can only offeran opinion of the general quality and condition of the roofing material.The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproofmembrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition canbe evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of ourservice. Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, andsuch evidence can be deliberately concealed. We cannot predict roofing materials remaining life expectancy, or guarantee that it will not leak.Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, werecommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy. We do notinspect attached accessories including by not limited to solar systems, antennae, and lightning arrestors. 600] ROOF 6.1 General Comments: Repairs Recommended. 601] VIEWED FROM 6.1 Walked On. 604] ASPHALT/FIBERGLASS 6.2 Shingle Type: Laminated-Architectural Style. 6.3 Observations: Appears Adequate. 6.4 CAPS / HIPS Appears Adequate. 609] ROOF STYLE 6.5 Predominant Style: Hip. 610] FLASHING 6.6 Flashing Materials: Steel. 6.7 Valley Flashing: Appears Adequate. 6.8 Chimney Flashing: The Calking is old dried out and brittle and should be replaced. Recommend cricket flashing on chimney over 30" wide. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page18
  • 19. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 6.9 Step & Apron Flashing: Appears Adequate. 6.10 Waste & Vent Flashings: Needs Caulking, Susceptible to Leak. Improper Installation. 611] SKYLIGHTS 6.11 Type: Plastic. 6.12 Observations: Adequate. 612] VENTILATION 6.13 Type: Combination- Soffit and Dormer. 613] STRUCTURE 6.14 Observations: Appears Adequate. 614] RIDGES, HIPS, VALLEYS 6.15 Observations: Appears Adequate. 615] GUTTERS & DOWNSPOUTS 6.16 Type: Aluminum. 6.17 Observations: Appears Adequate. 617] MISCELLANEOUS 6.18 General Comments: Clean debris from Roof. DOORS, WINDOWS, ENERGY CONSERVATION MAIN ENTRY DOOR 7.1 Entry Door Type: Single, Material; This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page19
  • 20. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 800] MAIN ENTRY DOOR OBERVATIONS 7.2 Door Observations: Adequate.ADDITIONAL COMMENTS: Exterior sealants must be maintained to prevent water infiltration and damage. Single glaze or aluminum sashwindows may condensate inside. Reporting of failing thermal pane seals (glazing) in beyond the scope of the inspection. The inspector may report onapparent failing thermal pane seals if visible at the time of the inspection. Some failing seals may become visible as the weather and daylightconditions change. WINDOW STYLE(S) 7.3 Predominant Style: Casement. 7.4 Frames & Sashes: Wood. Aluminum. 7.5 Glass & Glazing: Single Glaze. 803] WINDOW OVERALL CONDITION 7.5 Average. 7.6 Observations: Binding, Inoperable, Glazing Putty Failing. ENERGY CONSERVATION 7.7 Insulated Glazing No, Single. 7.8 Strom Windows Not Applicable. 7.9 Doors Insulated No. 7.10 Storm Doors No. 7.11 Exterior Caulking/Sealants Cracking, Missing, Recommend Upgrading. 7.12 Insulation Not Visible. 7.13 HVAC Ducting Insulation Adequate. 7.14 Attic Ventilation Adequate.ADDITIONAL COMMENTS: Maintaining the water heater temperature to 125° F to help reduce the chance of scalding and burns. This will also helpyou save money on energy costs. Attic ventilation is critical. Proper attic ventilation methods can help ensure the maxim um service life of roofingmaterials and can improve heating and cooling efficiency. Decrease heat transfer into the living space, minimize moisture related problems andreduce problems associated with expansion and contraction. ATTICADDITIONAL COMMENTS: Attics with boxes, etc. could impede inspection and be a possible fire hazard. Attics that are not accessible or blockedto the Inspector should be re-inspected, additional charges apply. DO NOT attempt to repair damaged trusses without a repair detail from the TrussManufacturer or a Design Professional. 900] ATTIC AREAS 8.1 General Comments: Appears Adequate. 901] ATTIC ACCESS 8.2 Viewing Method: Scuttle, Hall. 8.3 Attic Access Restricted Due Inadequate Headroom Not Accessible, Could not be entered, reached or viewed without difficulty, moving To; obstructions, or requiring and actions which may result in damage to the property of personal injury to the inspector. 8.4 Attic Stair-Access Door: Adequate. 902] ATTIC FRAME 8.5 Rafters: 24"oc, Wood , Conventional Framing. 8.6 Truss/ Rafter Observation: Adequate. 8.7 Ridge Board Observations: Adequate. 8.8 Purlins Observation : Adequate. 8.9 Collar Ties Observations: Adequate. 8.10 Ceiling Joist Observations: Adequate. 903] ROOF SHEATHING 8.11 Material Type: Solid Planking. 8.12 Observations: Adequate. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page20
  • 21. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 904] MOISTURE, STAINS 8.13 Observed? No. 905] ATTIC INSULATION 8.14 Type Of Insulation: Paper Backed Fiberglass, Depth, 4-6", 8-10" 8.15 Observations: Vapor Retarder facing attic. Fire safety Concern. 906] ATTIC ELECTRICAL 8.16 Observations: Substandard, Hazardous Wires, Open Electrical Wiring Splices, (missing junction boxes) these splices should be placed inside a covered, approved and secured electric box because of the increased risk of fire. Strain relief clamps missing at electrical junction boxes. Safety Concern. Some wiring is showing deteriorating sheathing and should be repaired. 909] ATTIC VENTILATION 8.17 Observations: No Screens, Potential for insects / animal intrusion.IMPORTANT INFORMATION: Attic ventilation is critical. Proper attic ventilation methods can help ensure the maximum service life of roofing This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page21
  • 22. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.commaterials and can improve heating and cooling efficiency. Decrease heat transfer into the living space, minimize moisture related problems andreduce problems associated with expansion and contraction. 910] EXHAUST DUCTS 8.18 Bathroom Exhaust: Bathroom exhaust duct (s) is/are discharging into the attic, concern for moisture damage. 911] FOSSIL FUEL VENTS & FLUES 8.19 Observations: Clearance to Combustibles Inadequate, Fire Safety. see water heater. GARAGE & CARPORTADDITIONAL COMMENTS: If slab and walls are covered with personal items, the inspection may be blocked or impeded. Recommend a finalwalk-through when area is cleared. Auto safety reverse devices are recommended for an overhead garage door; however, the impact-style are nottested since damage could result to the door. NOTE: any repairs to the garage door and door components must be performed by a trained doorsystems technician. 917] ATTACHED? 9.1 Attached Garage? Yes. 9.2 Fire Rating/Assembly Door To Living Space; Weather-Stripping Missing or Inadequate. Fire & Carbon Monoxide Concerns. Self-Closing Device is Missing or Inadequate or inadequate spring tension to fully close door. Fire Safety. Fire Separation Assembly Damaged or Breached at; Walls, See Plastic Pipe Penetration (s) Fire Separation Assembly Damaged or Breached at; Walls, Fire caulking is missing at metal pipes/conduits that penetrate the fire assembly, recommended for fire safety. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page22
  • 23. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 918] GARAGE VEHICLE DOOR(S) 9.3 # of Garage Doors & Type: 2 Metal. 9.4 Garage Door Observations: Door could not be inspected or tested due to built-us in front of unit. forage converted to bedroom. 9.5 Garage Opener Door could not be inspected or tested due to built-us in front of unit. forage converted to bedroom. Observations: Extension Cord used in place of fixed wiring. Increased risk of fire. 919] GARAGE SLAB / APRON 9.6 Evidence of Cracking? No. 920] GARAGE RECEPTACLES 9.7 Observations: Ground Fault Circuit Interrupters Receptacles Not Tripping, GFCI Recommended Where none found Receptacles located less than 18 inches off floor, improper, repairs as needed. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page23
  • 24. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 922] GARAGE WALLS/CEILING 9.8 3) Walls/Ceiling Materials: Drywall, Plaster. Exposed Framing. 9.9 Wall/Ceiling Observations: Walls Blocked, Limited Access Due to Stored Items. Approx % Visible- 30-40 We recommend that the garage be made accessible and inspected by a competent professional prior to expiration of the inspection contingency period; hidden damage may exist. SAFETY HEALTH ENVIRONMENTALADDITIONAL COMMENTS: Inspector will note the presence of smoke alarms but not test for operation. Buyer is responsible for testing prior toclosing escrow. Smoke Alarms have a life span of 10 years and should be replaced when they expire. Carbon Monoxide Alarms have a life span of 10years and should be replaced when they expire. Fire Alarms and Carbon Monoxide Alarms are to be listed approved devises, approved by the StateFire Marshall and installed according to the manufacturers recommendations. More information regarding Smoke Alarm s and Carbon MonoxideAlarms can be found on the State Fire Marshall website http://osfm.fire.ca.gov and at National Fire Protection Association website http://www.nfpa.org 926] SMOKE ALARMS 10.1 Observations; Yes.ADDITIONAL COMMENTS: Carbon Monoxide alarms are recommended on all floors with any type of combustion units; such as fireplace, woodstove, oil furnace and gas furnace. Carbon monoxide is a colorless, odorless gas that can cause nausea, headaches and even death. CarbonMonoxide Alarms have a life of 7 years and should be replace when they expire. 927] CARBON MONOXIDE ALARMS 10.2 Present? None Found. A carbon monoxide device is required by law.IMPORTANT INFORMATION: According to the National Fire Protection Association (NFPA) Residential Fire Sprinkler Systems require quarterly andannual inspection, testing and maintenance of the various components that make up Fire Sprinkler System. Failure to follow the NFPArecommendations could result in unknown, undetected defects and the Fire Sprinkler System not operating properly. 928] FIRE SPRINKLER 10.3 Present? No. 930] DEAD BOLTS 10.4 Present? Yes. 931] WINDOW LOCKS 10.5 Present? Yes. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page24
  • 25. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 932] FALL CONCERNS 10.6 Present? No. 933] TRIP CONCERNS 10.7 Present? None Observed. 934] SAFETY GLASS 10.8 Safety Glass Adequate. Observations:ADDITIONAL COMMENTS: Inspector is Not required to evaluate presence of environmental hazards according to most national standards. Anyconcerns pointed out during the inspection are based on the inspectors discretion and experience. 1700] ASBESTOS 10.9 Observation: We observed materials known to as Asbestos Containing Material (ACM). These suspect materials should be evaluated by a specialist. Area of concern- Heating Ducting, Located in Attic. 1703] MOLD CONCERNS 10.10 Observations: We observed a mold-like material that should be evaluated by a specialist in the following locations: Crawlspace. 1705] RODENT CONTAMINATION 10.11 Observations: We observed what could be rodent material (droppings or bodies). that should be evaluated by a specialist in the following locations noted. Its recommended that an exterminator conduct an inspection to determine what other areas and materials may have been contaminated, such as insulation and the plenums and ducts of heating and air-conditioning systems etc. Bathroom at whirlpool tub motor and Hall Closet and Attic. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page25
  • 26. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com KITCHEN & APPLIANCES 1001] CABINETS 11.1 Materials: Solid Wood. 11.2 Surface Finish: Stained. 11.3 Observations: Adequate. 1002] COUNTER(S) 11.4 Materials: Marble, Granite, Stone. 11.5 Observations: Adequate. 1003] SINK(S) 11.6 Material: Stainless. 11.7 Observation: Adequate. 1004] SINK FAUCET 11.8 Observations: Adequate. 1005] SINK SPRAY 11.9 Observations: Adequate. 1006] SINK DRAINS 11.10 Observations: Adequate. 1007] DISPOSAL 11.11 Observations: Adequate. 1008] FLOORING 11.12 Visible Areas: Wood/Laminate Planks, Tiles. 11.13 Observations: Adequate. 1010] RECEPTACLE 11.14 Observations: Ground Fault Circuit Interrupters (safety device); GFCIs Missing in recommended locations. 1009] LIGHTS / LUMINARIES 11.15 Observation: Adequate. 1010] WALLS 11.16 Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 1011] CEILING 11.17 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 1012] WINDOWS 11.18 10) Window Adequate. Observations:ADDITIONAL COMMENTS: Appliances are checked for operation, no life expectancy is implied or given. A separate warranty may be available.An older unit may be nearing the end of its useful life. Appliances should be monitored and maintained routinely. We routinely recommend the use ofa metal dryer vent because a vinyl vent may be a potential fire hazard. Excluded items are not evaluated, client may want to have excluded itemsserviced. 1013] EXHAUST HOOD 11.19 Observations: Adequate. 1014] DISHWASHER 11.20 Observations: Adequate. 1015] REFRIGERATOR 11.21 Observations: Adequate. 1016] OVEN 11.22 Fuel Type: Electric. 11.23 Observations: Adequate. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page26
  • 27. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1017] RANGE 11.24 Range/Fuel Type: Gas. 11.25 Observations: Adequate. 1018] MICROWAVE 11.26 Observations: Adequate.OTHER BUILT-INS: Are not part of a Standard Home Inspection and excluded, any comments regarding "Other Built-ins" are limited and a courtesyonly. Excluded items are not evaluated, client may want to have excluded items serviced by the appropriate professional. BATHROOM(s)ADDITIONAL COMMENTS: A ground fault interrupter is recommended within 6 of all water sources to prevent electrical shock. Caulking must bemaintained at all shower and tub wall fixtures and penetrations to help prevent water damage to the wall and adjacent floor. Inspection does notinclude towel bars, etc. 1102] FIRST FLOOR HALL BATH 12.1 TOILET Observations: Base of toilet not sealed to floor, recommended for sanitation. 12.2 SINKS: Single Basin. 12.3 SINK(S) Observations: Adequate. 12.4 SINK FAUCET: Adequate. 12.5 SINK DRAIN: Adequate. 12.6 CABINET(S): Adequate. 12.7 COUTERS TOPS: Ceramic/Stone. 12.8 COUNTER Observations: The counter is loose and should be secured. 12.9 TUB: Whirlpool, Fiberglass. 12.10 TUB Observations: A Whirlpool is present. Electrical bond wire at motor missing or cannot be confirmed. Shock hazard. 12.11 TUB WALL TYPE: Ceramic, Marble Tile. 12.12 TUB WALL: Flexible Sealants (Caulking) Missing and/or Failing at Fixtures Valves and/or Spout and/or where walls Join Tub Potential for water intrusion. 12.13 TUB FAUCET: Adequate. 12.14 TUB DRAIN: Adequate. 12.15 SHOWER TYPE In Tub. 12.16 WATER DAMAGED None. AREAS: 12.17 SHOWER DOORS: Adequate. 12.18 SHOWER HEAD: Adequate. 12.19 VENTILATION: Adequate. 12.20 HEAT TYPE: Heat Lamp(s). Observations: Adequate. 12.21 FLOORING: Ceramic/ Stone/ Marble Tile, OBSERVATIONS: Adequate. 12.22 LIGHTING / Adequate. LUMINARIES: 12.23 RECEPTACLE: Adequate. 12.24 DOORS: Hinged, Observations; Adequate. 1104] MASTER BATH 12.25 TOILET Observations: Base of toilet not sealed to floor, recommended for sanitation. 12.26 SINKS: Double Basin. 12.27 SINK(S) Observations: Adequate. 12.28 SINK FAUCET: Adequate. 12.29 SINK DRAIN: Adequate. 12.30 CABINET(S): Adequate. 12.31 COUTERS TOPS: Ceramic/Stone. 12.32 COUNTER Observations: Adequate. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page27
  • 28. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 12.33 SHOWER TYPE Custom. 12.34 SHOWER PAN: Ceramic /Stone Built Up, Observations: Adequate. 12.35 SHOWER WALL TYPE: Ceramic, Marble Tile, Glass Tile. 12.36 SHOWER WALLS Adequate. Observations: 12.37 WATER DAMAGED None. AREAS: 12.38 SHOWER DOORS: Adequate. 12.39 VENTILATION: Adequate. 12.40 HEAT TYPE: FAU ( Forced Air Unit), Observations: Adequate. 12.41 FLOORING: Ceramic/ Stone/ Marble Tile, OBSERVATIONS: Adequate. 12.42 LIGHTING / Adequate. LUMINARIES: 12.43 RECEPTACLE: Adequate. 12.44 DOORS: Hinged, Observations; Adequate. 12.45 WALLS/CEILINGS: Drywall, Plaster, Observations: Appears adequate. 12.46 WINDOWS: Adequate. 1109] DEN BATH 12.47 TOILET Observations: Adequate. 12.48 SINKS: Single Basin. 12.49 SINK(S) Observations: Adequate. 12.50 SINK FAUCET: Adequate. 12.51 SINK DRAIN: Adequate. 12.52 CABINET(S): Adequate. 12.53 COUTERS TOPS: Ceramic/Stone. 12.54 COUNTER Observations: Adequate. 12.55 SHOWER TYPE Stall. 12.56 SHOWER PAN: Fiberglass, Observations: Adequate. 12.57 SHOWER WALL TYPE: Fiberglass. 12.58 SHOWER WALLS Adequate. Observations: 12.59 WATER DAMAGED None. AREAS: 12.60 SHOWER DOORS: Adequate. 12.61 SHOWER HEAD: Adequate. 12.62 SHOWER VALVES: Hot and cold water positions are reversed posing a scald concern. 12.63 SHOWER DRAINS: Adequate. 12.64 VENTILATION: Window, Minimal, consider upgrading to mechanical (fan) ventilation to minimize problems associated with humidity. 12.65 HEAT TYPE: Observations: None. 12.66 FLOORING: Ceramic/ Stone/ Marble Tile, OBSERVATIONS: Adequate. 12.67 LIGHTING / Adequate. LUMINARIES: 12.68 RECEPTACLE: Adequate. 12.69 DOORS: Hinged, Observations; Adequate. 12.70 WALLS/CEILINGS: Drywall, Plaster, Observations: Appears adequate. 12.71 WINDOWS: Adequate. INTERIOROur inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative numberof windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, emptyclosets or cabinets, nor comment on cosmetic deficiencies. We may not comment on cracks that appear around windows and doors, along lines offraming members or along seams of drywall and plasterboard. These are typically caused by minor movement, such as wood shrinkage, commonsettling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and aretherefore best evaluated by a specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floorcoverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lightingconditions etc., check with owners for further information. Testing or identifying the source of environmental pollutants or odors (including but notlimited to lead, mold, allergens, odors from household pets and cigarette smoke or chinese drywall) is beyond the scope of our service, but canbecome equally contentious or difficult to eradicate. We recommend you carefully determine and schedule whatever remedial services may bedeemed advisable or necessary before the close of escrow. Identifying the presence of "Chinese Drywall" is beyond the scope of our inspection. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page28
  • 29. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1200] FOYER : 13.1 Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 13.2 Floor Structure: Adequate. 13.3 Wood / Laminate The visible area appears adequate. Observations: 13.4 Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.5 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.6 Lighting / Luminaries: Ceiling, Observations; Adequate. 13.7 Trim Types/Observations: Wood, Trim Observations: Appears adequate. 1201] LIVING ROOM: 13.8 Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 13.9 Floor Structure: Adequate. 13.10 Wood / Laminate The visible area appears adequate. Observations: 13.11 Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.12 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.13 Window Observations: Adequate. 13.14 Door Sliding, Observations; Adequate. Types/Observations: 13.15 Receptacle Observations: Adequate. 13.16 Lighting / Luminaries: Ceiling, Observations; Seller demonstrate Cabinet lights. 13.17 Heat Observations: Appears Adequate. 13.18 Trim Types/Observations: Wood, Trim Observations: Appears adequate. 1203] DEN Room Off Garage 13.19 Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 13.20 Floor Structure: Adequate. 13.21 Ceramic / Marble / Stone The visible area appears adequate, portions not visible due to furnishings etc. Observations: 13.22 Wall Wood, Observations: Appears adequate. Materials/Observations: 13.23 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.24 Window Observations: Adequate. 13.25 Door Hinged, Sliding, Observations; Adequate. Types/Observations: 13.26 Receptacle Observations: Adequate. 13.27 Lighting / Luminaries: Observations; Could Not Locate Or Verify All Switch(s) Function Seller Demonstrate. 13.28 Ceiling Fan Observations: Adequate. 13.29 Heat Observations: Appears Adequate. 13.30 Trim Types/Observations: Wood, Trim Observations: Appears adequate. 1204] DINING ROOM: 13.31 Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 13.32 Floor Structure: Adequate. 13.33 Wood / Laminate The visible area appears adequate. Observations: 13.34 Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.35 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.36 Window Observations: Adequate. 13.37 Receptacle Observations: Adequate. 13.38 Lighting / Luminaries: Ceiling, Observations; Adequate. 13.39 Heat Observations: Appears Adequate. 13.40 Trim Types/Observations: Wood, Trim Observations: Appears adequate. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page29
  • 30. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1207] MASTER BEDROOM 13.41 Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 13.42 Floor Structure: Adequate. 13.43 Wood / Laminate The visible area appears adequate. Observations: 13.44 Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.45 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.46 Window Observations: Adequate. 13.47 Door Hinged, Observations; Binding. Types/Observations: 13.48 Receptacle Observations: Adequate. 13.49 Lighting / Luminaries: Ceiling, Observations; Adequate. 13.50 Ceiling Fan Observations: Adequate. 13.51 Heat Observations: Appears Adequate. 13.52 Trim Types/Observations: Wood, Trim Observations: Appears adequate. 1208] BEDROOM # 2 13.53 Overall Condition: Egress (escape window) does not appear adequate by current standards. Safety concern. Repairs Recommended. 13.54 Floor Structure: Adequate. 13.55 Wood / Laminate The visible area appears adequate. Observations: 13.56 Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.57 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.58 Window Observations: Window is inoperable. 13.59 Door Hinged, Observations; Adequate. Types/Observations: 13.60 Receptacle Observations: Adequate. 13.61 Lighting / Luminaries: Ceiling, Observations; Adequate. 13.62 Trim Types/Observations: Wood, Trim Observations: Appears adequate. 1209] BEDROOM # 3 13.63 Overall Condition: Egress (escape window) does not appear adequate by current standards. Safety concern. Repairs Recommended. 13.64 Floor Structure: Adequate. 13.65 Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.66 Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 13.67 Window Observations: Window is inoperable. 13.68 Door Hinged, Sliding, Mirrored, Observations; Adequate. Types/Observations: 13.69 Receptacle Observations: Adequate. 13.70 Lighting / Luminaries: Ceiling, Observations; Closet Light is an exposed incandescent bulb and/or lacking required clearances to shelf as needed for safety. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page30
  • 31. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 13.71 Heat Observations: Appears Adequate. 13.72 Trim Types/Observations: Wood, Trim Observations: Appears adequate. LAUNDRY ROOM LAUNDRY ROOM 14.1 2) Floor Structure: Adequate. 14.2 4) Ceramic / Marble / Adequate. Stone Observations: 14.3 8) Wall Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 14.4 9) Ceiling Drywall, Plaster, Observations: Appears adequate. Materials/Observations: 14.5 10) Window Observations: Inoperable. 14.6 13) Lighting/Luminaries Ceiling, Observations; Adequate. Provisions: 14.7 15) Heat Observations: Appears Adequate. 14.8 16) Trim Wood, Trim Observations: Appears adequate. Types/Observations: 14.9 18) Washer (Clothes) Yes. Hookup: 14.10 19) Clothes Washer: Excluded, Recommend Over Flow Pan. 14.11 20) Clothes Dryer: Excluded. 14.12 21) Dryer Hookup: There is a hookup for both a gas dryer and a 220-volt electric dryer. ELECTRICALADDITIONAL COMMENTS: Inspection is for visible, exposed wiring only, and is limited to random sampling. New occupants may put different loaddemands on the electrical system which can in no way be anticipated. Any repairs should be conducted by a licensed electrician. Rag, cloth wiring,Knob & Tube, or other should be replaced if sheathing is deteriorating, and are non grounded systems. Aluminum wiring has a history of being apotential fire hazard and approved connectors should be installed by a licensed electrician. FPE Federal Pacific Panels (Stab-lok) have a history offailure of the breaker to trip properly. Also see Receptacles under Interior, Bathroom & Basement Report pages.We are not electricians and in accordance with the standards of practice we only test a representative number of switches and outlets and do notperform load-calculations to determine if the supply meets the demand. However, every electrical deficiency or recommended upgrade should beregarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by alicensed contractor. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before theclose of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim anyresponsibility. Any electrical repairs or upgrades should be made by a licensed electrician. Smoke Alarms should be installed in all bedrooms atdesignated locations, and tested regularly.Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. The inspector is not required toinsert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantleany electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is notpart of the primary electrical distribution system is not part of this inspection but may be mentioned for informational purposes only, including but notlimited to low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, andbuilt in vacuum equipment. 1300] MAIN POWER STATUS 15.0 On, Further Evaluation and Repairs Recommended by Licensed Electrician and/or Appropriate Person Due to Findings Noted Below. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page31
  • 32. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1301] SERVICE ENTRY 15.1 Entry Means: 120/240 Volt system. Overhead. 15.2 Wire Size: 3/0. 15.3 Conductor: COPPER. 15.4 Phase: Single. 15.5 Observations: Adequate. 1302] PANEL(S) 15.6 MAIN PANEL (AMPS): LOCATION; Exterior Wall of Building, Left Side of building, 200 amps, OVERLOAD PROTECTION: Breakers, OBSERVATION: Missing- There are voids, or open knockouts, in the interior cover panel that could prove to be hazardous. Multiple wires installed on a single lug at circuit breaker(s),Fire Safety Concern. Pointed, sharp screws securing the panel cover, Improper, Risk of damage to wires. Over Fusing, Risk Of Wire Over-Heating. ( size of wire insufficient to carry load), Further evaluation and repairs recommended by a competent licensed electrical contractor or appropriate person. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page32
  • 33. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1303] BRANCH CIRCUITS 15.7 Wiring Conductor Copper. Materials: 15.8 Wiring Methodology: (Non-Metallic Sheathed Electrical Cable) 1305] AFCIS (Arc Fault Circuit Interrupters) 15.9 AFCI Information: The installation of AFCI protected circuits is recommended at all bedroom locations. The "AFCI" is an arc fault circuit interrupter. AFCIs are newly-developed electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring. For an additional level of protection all branch circuits that supply 125Volt, single-phase power installed bedrooms should be protected by ARC-fault circuit interrupter(s). This requirement became effective November 1, 2002 for all new and remodeled construction. More information regarding AFCI protection can be found on the Consumer Product Safety Commission http://www.cpsc.gov/cpscpub/pubs/afcifac8.pdf 15.10 AFCI Observations: AFCI circuit breakers are not present in the recommend areas, upgrades recommended for increased safety. 1306] GROUNDING 15.11 Grounding Locations: Grounded to a grounding rod. 15.12 Observations: Adequate.BONDING INFORMATION: Metallic water and gas pipes with a residence should be connected together with electrical bonding wires and thengrounded to prevent shock hazards should an energized electrical wire come in contact with the pipe. It is recommended that # 8 copper wire beconnected to the gas, hot water, and cold water pipes using appropriate clamps. PLUMBINGIMPORTANT INFORMATION: All underground piping related to water supply, drains, waste, or sprinkler use are excluded from this inspection.Leakage, corrosion or blockage in underground piping cannot be detected by a visual inspection. Client is advised to have these items inspected andtested by the Appropriate Qualified person(s). Plumbing components such as gas pipes, potable water pipes, drain and vent pipes, and shut-off valvesare not generally tested if not in daily use. The inspector cannot state the effectiveness or operation of any anti-siphon devices, autom atic safetycontrols, water conditioning equipment, fire and lawn sprinkler systems, on-site water quality and quantity, on-site waste disposal systems, foundationirrigation systems, spa and swimming pool equipment, solar water heating equipment, or observe the system for proper sizing, design, or use ofmaterials.The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not.Therefore a regulator is recommended whenever street pressure exceeds 80 psi. Regardless of pressure, leaks will occur in any system, andparticularly in one with older galvanized pipes.Waste and drain pipes pipe condition is usually directly related to their age. Older pipes are subject to damage through decay and root movement,whereas the more modern ABS pipes are virtually impervious to damage (unless malicious), although some ABS pipes have been alleged to bedefective. Older homes with galvanized or cast iron water supply/distribution or waste lines can be obstructed and barely working, and later fail underheavy use. If the water is turned off or not used for periods of time (such as a vacant house waiting for closing), rust or deposits within the piping canfurther clog the piping system. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observingthe draw at drains at the time of inspection. Nonetheless, blockages will still occur in the life of any system. However, inasmuch as significant portionsof drainpipes are concealed, we can only infer their condition by observing the draw at drains. Nonetheless, we do not test the overflow of sink and tubdrains, and blockages will occur in the life of any system, but blockages in drainpipes, and particularly in main sewer pipes can cause sewage toback-up into a residence and can be expensive to repair and replace, and particularly older cast-iron drains beneath a slab, which is why werecommend that all waste and sewer pipes be video-scanned. 1401] WATER SUPPLY & DISTRIBUTION 16.1 Water Source: Public Water. 16.2 Water Pressure 50-55 PSI. 16.3 Main Water Supply Line Location of Shut-Off Valve, Right Yard adjacent to building, Plastic, 1" 16.4 Main Water Line Adequate. Observations: 16.5 Distribution (Water) Lines: Copper pipe. 16.6 Distribution (Water) Lines Further Evaluation and Repairs Recommended by Licensed Plumbing Contractor. Observations: 1402] WASTE 16.7 Waste Provisions: Assumed to be Public Sewer, however this is not verified, check with seller or the local municipality. 16.8 Waste Piping Materials: Visible areas Plastic, ABS, Cast Iron. 16.9 Waste Piping Adequate. Observations: 16.10 Video Scan The main sewer pipe is probably the same age as the residence, and if it has not been replaced or recently video-scanned, we strongly recommend that you arrange to have it scanned. All sewer pipes can be compromised by corrosion, seismic, soil, or root movement, and blockages are not only common but This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page33
  • 34. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com sometimes cause sewage to back-up into residences. 16.11 Drain Traps: Plastic, P-Traps. 16.12 Drain Trap Observations: Adequate. 1403] FUEL SYSTEMS 16.13 Fuel Lines: Rust/Corrosion Observed at: Located Right Side of Building, Located Right Side of Building.IMPORTANT INFORMATION: Gas Meter Sizing, Adequacy, If additional gas appliances, equipment i.e. swimming pool/spas, ovens, ranges, waterheaters etc. have been installed after the installation of the original gas meter, its possible that the added gas demand can result in low gas pressureand/or unsafe operation. If it is known any of the listed has occurred it should be reviewed by the gas company. 1407] WATER HEATER #1 16.14 Location: 1st Floor Hall Closet. 16.15 Manufacture Date: 2006. 16.16 Capacity: Tankless, On demand. 16.17 Fuel: Gas. 16.18 Waterlines: Insulation missing at: Waterlines. 16.19 Water Heater Adequate. Observations: 16.20 Temperature & Pressure Adequate. Relief Valve (TPRV): 16.21 Combustion Air: Appears adequate. 16.22 Flue: Rigid Metal, Flex Metal, Observations: Adequate. 16.23 Seismic Strapping: Appear Adequate. HEATING & COOLING SYSTEMSThe inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance, and will not operatecomponents when weather conditions or other circumstances apply that may cause equipment damage. The inspector does not light pilot lights orignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspector is not equipped to inspect furnace heat exchangersfor evidence of cracks or holes, or inspect concealed portions of evaporator and condensing coils, heat exchanger or firebox, electronic air filters,humidifiers and de-humidifiers, ducts and in-line duct motors or dampers, as this can only be done by dismantling the unit. This is beyond the scopeof this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout abuilding cannot be addressed by a visual inspection. Have these systems evaluated by a qualified individual. The inspector does not performpressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. W e perform a conscientiousevaluation of the system, but we are not specialists.Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated room can result in sickness and evendeath. Therefore, it is essential that any recommendations we make for service or further evaluation be scheduled before the close of escrow,because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our servicedoes not include any form or warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determining the presenceof asbestos materials commonly used in heating systems can ONLY be preformed by laboratory testing and is beyond the scope of this inspection.Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. 1500] HEATING SYSTEM #1 17.1 LOCATION & OVERVIEW: Attic. 17.2 TYPE OF SYSTEM: Forced Air- 17.3 FUEL/ POWER SUPPLY: Natural Gas. 17.4 MANUFACTURED DATE: 2006? Not confirmed, cover not removed due to difficult access. 17.5 HEATING UNIT Adequate. Observations: 17.6 FILTER: Disposable. 17.7 FILTER LOCATION & Air Return, Filter Observations, Adequate. Observation: 17.8 AIR HANDLER: Adequate. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page34
  • 35. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 17.9 COMBUSTION AIR The return air is located within 10 feet do the Combustion air of the water heater this has the potential to pull carbon monoxide gases into living Space. 17.10 DUCTWORK: Plastic Flex (Insulated Flexible Duct), OBSERVATIONS: Inadequate Connection(s) Not sealed, taped, or gasketed airtight. 17.11 FLUE: Plastic, OBSERVATIONS: Adequate. 17.12 THERMOSTAT: Inadequate Installation.ADDITIONAL COMMENTS Air conditioners and heat pumps have a life expectancy of 8 to 12 years. Air conditioners and heat pumps are checkedfor operation and no remaining life expectancy or warranty is implied. An older unit may be nearing or at the end of its life. The scope of thisinspection does not include the effectiveness or adequacy of the system. See additional information for heating systems, ductwork ,filters, etc, below. 1506] AIR CONDITIONER #1: 17.13 TYPE OF SYSTEM: Air Conditioner, Split System. 17.14 COMPRESSOR DATE: 2006. 17.15 UNIT SIZE IN TONS 5.0 tons. (COMPRESSOR) : 17.16 COMPRESSOR UNIT: Located At: Left side of building, Adequate. 17.17 REFRIGERANT LINE Adequate, Variation Noted In Lines (Good) TEMPRERATURES: 17.18 AIR SUPPLY TEMP 16-18 degrees F. Good cooling. DIFFERENTIAL: 17.19 EVAPORATOR/AIR Location of Evaporator/Air Handler: Attic, Garage, CONDENSATE DRAIN OBSERVATIONS; primary HANDLER: drain and secondary drain are tied together. Improper The P Trap is Missing, Recommended. The P-Trap is Inadequately/Improperly Installed. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page35
  • 36. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page36
  • 37. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com FIREPLACES & CHIMNEYSADDITIONAL COMMENTS Internal components of the chimney are not covered under this inspection, such as the inside of the flue. A chimneyspecialist should be consulted for this. Annual maintenance must be maintained for maximum safety and to help sustain the life of the unit and itscomponents. Woodstoves should be inspected by a woodstove expert. All fireplaces should be cleaned and inspected on a regular basis to make surethat no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. 1600] LIVING ROOM FIREPLACE: 18.1 FIREPLACE LOCATION & We have evaluated the fireplace and chimney. However, significant portions of these components cannot OVERVIEW: be seen, and in accordance with NFPA guidelines we strongly recommend that it be video-scanned or evaluated by a specialist. 18.2 TYPE OF UNIT(S); Fireplace. 18.3 FIRE BOX: Masonry. 18.4 FIREBOX Observations: Appears adequate. 18.5 LOG STARTER Appears adequate. 18.6 GLASS DOORS The glass doors are missing and should be replaces. 18.7 DAMPER: Operating as intended. 18.8 FLUE: Clay Tile Liner. 18.9 FLUE Observations: A complete view of the flue is not possible, therefore its recommended you have the flue video scanned by a specialist. 18.10 HEARTH EXTENSION Stone. 18.11 HEARTH EXTENSION Adequate. Observations: 18.12 CHIMNEY: Stone. 18.13 CHIMNEY Observations: Mortar; Deteriorating, Repair as needed to inhibit water intrusion 18.14 CHIMNEY CAP: Mortar. 18.15 CHIMNEY CAP Adequate. Observations: POOL/SPA & EQUIPMENTCONFIDENTIAL - FOR CLIENT USE ONLYInspection was limited to those areas which are above ground or water level. The only way to detect an underground leak in a supply line, buried pipefitting, or pool surface crack is by observation of the persistent and continuous loss of water from the pool over an extended period of time.Purchasers are encouraged to ask sellers about the existence of any past or present leaks in the pool, spa or associated equipment. Pool filteringdevices are not disassembled to determine the condition of any installed filter elements. Operation of time clock motors and thermostatic temperaturecontrols cannot be verified during a visual inspection. Testing of back flush mechanisms is beyond the scope of this inspection. Pilot lights on gaspool heaters are not lit during the inspection. Client must familiarize themselves with the operation of pool equipment and controls. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page37
  • 38. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com OVERALL CONDITION 19.1 Fair. POOL SURFACE 19.2 Type: Concrete/Marcite.(Plaster) 19.3 Condition: Deterioration of the shell is, Moderate Deterioration. Anticipate the need for re-plastering in near future. Marcite pool surface is very rough Budget for re-plastering. 19.4 Tiles: Adequate. 19.5 Pool Coping: Good overall. 19.6 Expansion Joint: Adequate. 19.7 Pool/Spa Drains: Missing Anti-Vortex drain covers. these are a safety device designed to prevent suction, Recommended. SKIMMER & BASKET 19.8 Condition: Good. POOL LIGHT 19.9 Operated as intended, GFCI safety device functioning. PUMPING EQUIPMENT 19.10 Pump and Motor Good. Condition: 19.11 Evidence of Water Yes- O-ring at bottom of filter is leaking. Leakage: 19.12 Hair/Lint Filter: Good- no significant air bubbles noted. 19.13 Evidence of Air Leakage: None noted. 19.14 Filter Type: Diatomaceous earth. 19.15 Filter Pressure in PSI: 20-25. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page38
  • 39. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com VISIBLE PLUMBING LINE 19.16 Condition: Good. POOL FILL 19.17 TYPE: Not Located. HEATERS 19.18 Type and Condition: Natural Gas older unit budget to replace The Gas is turned off, unit not tested, recommended. Heavy wear. The Gas line feeding the heater appears to be PVC pipe which is not an approval material for gas, Further evaluation recommended and repairs if necessary. ELECTRIC CONTROLS 19.19 Timers: Terminal protector is missing from within timer. Shock Hazard. 19.20 Electrical Bonding Good. POOL DECKING 19.21 Condition: Adequate, No concerns visible. CHILD PROTECTION 19.22 Observations: Alarms missing or inoperable on doors leading to pool. Pool door alarm s must meet all of the following specifications according ; The alarm must sound continuously for a minimum of 30 seconds within 7 seconds after the door and its screen are opened, The alarm must have a good sound pressure rating indoors of a minimum 85 dBA at 10 ft, The alarm must have an automatic reset. The alarm must have a manual means, such as a touch pad or switch, to temporarily deactivate the alarm for a single opening for a maximum 15 seconds, The deactivation switch or touch pad must be placed at a height of 54 inches above the threshold of the door, The alarm must be on all doors with direct access to the pool, spa or hot tub. Gates self-closing devices is missing or not operating and/or Gate Not self Latching. Child safety. Garage door leading to the pool/spa is missing child safety features. The garage side door gives pool-spa access and is required by common safety standards to self-close and include a latch at forty-eight inches, unless an intervening gate conforms to this standard. This report has been produced in accordance with the signed contract and is subject to the terms and conditions agreed upon therein. Please read this report carefully. Call our office for any consultation that you may need, (949) 494-5624. Comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company.Report #BSpecsSampleRepor October 25, 2012 Page39
  • 40. STANDARD RESIDENTIAL INSPECTION AGREEMENT THIS IS INTENDED TO BE A LEGALLY BINDING CONTRACT, READ IT CAREFULLYClient:: John Sample have discovered, the cause of action. In no event shall the time forInspection Address: 1234 Sample Dr. , Orange, California, commencement of a legal action or proceeding exceed two years from the date of the subject inspection. THIS TIME PERIOD IS SHORTER THANSCOPE OF THE INSPECTION: The real estate inspection to be performed OTHERWISE PROVIDED BY LAW.for Client is a survey and basic operation of the systems and components of This Agreement shall be binding upon and inure to the benefit of thea building which can be reached, entered, or viewed without difficulty, parties hereto and their heirs, successors, and assigns.moving obstructions, or requiring any action which may result in damage to This Agreement constitutes the entire integrated agreement between thethe property or personal injury to the Inspector. The purpose of the parties hereto pertaining to the subject matter hereof and may be modifiedinspection is to provide the Client with information regarding the general only by a written agreement signed by all of the parties hereto. No oralcondition of the building(s). agreements, understandings, or representations shall change, modify, or Inspector will prepare and provide Client a written report for the sole use amend any part of this Agreement.and benefit of Client. The written report shall document any material defects Each party signing this Agreement warrants and represents that he/shediscovered in the buildings systems and components which, in the opinion of has the full capacity and authority to execute this Agreement on behalf ofthe Inspector, are safety hazards, are not functioning properly, or appear to the named party. If this Agreement is executed on behalf of Client by anybe at the ends of their service lives. third party, the person executing this Agreement expressly represents to The inspection shall be performed in accordance with the Standards of Inspector that he/she has the full and complete authority to execute this Agreement on Clients behalf and to fully and completely bind Client to allPractice of the California Real Estate Inspection Association (CREIA®), of the terms, conditions, limitations, exceptions, and exclusions of thisattached hereto and incorporated herein by reference, and is limited to those Agreement.items specified herein. SEVERABILITY: Should any provision of this Agreement be held by aCLIENT’S DUTY: Client agrees to read the entire written report when it is court of competent jurisdiction to be either invalid or unenforceable, thereceived and promptly call Inspector with any questions or concerns remaining provisions of this Agreement shall remain in full force and effect,regarding the inspection or the written report. The written report shall be the unimpaired by the court’s holding.final and exclusive findings of Inspector. Client acknowledges that Inspector is a generalist and that further MEDIATION: The parties to this Agreement agree to attend, in good faith,investigation of a reported condition by an appropriate specialist may provide mediation with a retired judge or lawyer with at least 5 years of mediationadditional information which can affect Client s purchase decision. Client experience before any lawsuit is filed. All notices of mediation must beagrees to obtain further evaluation of reported conditions before removing served in writing by return receipt requested allowing 30 days for response.any investigation contingency and prior to the close of the transaction. If no response is forthcoming the moving party may then demand binding In the event Client becomes aware of a reportable condition which was arbitration under the terms and provisions set forth below.not reported by Inspector, Client agrees to promptly notify Inspector andallow Inspector and/or Inspectors designated representative(s) to inspect ARBITRATION: Any dispute concerning the interpretation orsaid condition(s) prior to making any repair, alteration, or replacement. Clientagrees that any failure to so notify Inspector and allow inspection is a enforcement of this Agreement, the inspection, the inspectionmaterial breach of this Agreement. report, or any other dispute arising out of this relationship, shall be resolved between the parties by binding arbitrationENVIRONMENTAL CONDITIONS: Client agrees what is being contracted conducted in accordance with California Law, except that thefor is a building inspection and not an environmental evaluation. The parties shall select an arbitrator who is familiar with the realinspection is not intended to detect, identify, or disclose any health or estate profession. The parties agree that they shall be entitledenvironmental conditions regarding this building or property, including, but to discovery procedures within the discretion of the arbitrator.not limited to: the presence of asbestos, radon, lead, urea-formaldehyde, The arbitrator shall manage and hear the case applying thefungi, molds, mildew, PCBs, or other toxic, reactive, combustible, or laws of the State of California to all issues submitted in thecorrosive contaminants, materials, or substances in the water, air, soil, or arbitration proceeding. The award of the arbitrator shall bebuilding materials. The Inspector is not liable for injury, health risks, or final, and a judgment may be entered on it by any court havingdamage caused or contributed to by these conditions. jurisdiction. Any disputes are to be arbitrated by:GENERAL PROVISIONS: The written report is not a substitute for anytransferor’s or agent’s disclosure that may be required by law, or a substitute Construction Dispute Resolution Services, LLC.for Client’s independent duty to reasonably evaluate the property prior to theclose of the transaction. This inspection Agreement, the real estateinspection, and the written report do not constitute a home warranty, Standard Inspection Fee $__________guarantee, or insurance policy of any kind whatsoever. Crawlspace Fee $__________No legal action or proceeding of any kind, including those sounding in tort or Pool/Spa Fee $___________contract, can be commenced against Inspector/Inspection Company or its Age over 40 Fee $___________officers, agents, or employees more than one year from the date Client ________________Fee $___________discovers, or through the exercise of reasonable diligence should TOTAL INSPECTION FEE $___________Client acknowledges having read and understood all the Paid By: Check #_____ Visa___MCard___Amex___Cash___terms, conditions, and limitations of the Agreement andvoluntarily agrees to be bound thereby and to pay the fee(s) Card # __________________________________________________listed here Exp. Date ______/________Client:__________________________________________________ ______________Date_10/25/2012___
  • 41. Part I. Definitions and Scope SECTION 4 – Attic Areas and Roof Framing A. Items to be inspected:These Standards of Practice provide guidelines for a real estate inspection and 3. Framingdefine certain terms relating to these inspections. Italicized words in these Standards 4. Ventilationare defined in Part IV, Glossary of Terms. 5. InsulationA. A real estate inspection is a survey and basic operation of the systems and B. The Inspector is not required to: components of a building which can be reached, entered, or viewed without 4. Inspect mechanical attic ventilation systems or components 5. Determine the composition or energy rating of insulation difficulty, moving obstructions, or requiring any action which may result in materials damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general SECTION 5 – Plumbing condition of the building(s). Cosmetic and aesthetic conditions shall not be A. Items to be inspected: considered. 1. Water supply piping 2. Drain, waste, and vent pipingB. A real estate inspection report provides written documentation of material 3. Faucets and fixtures defects discovered in the inspected building’s systems and components which, 4. Fuel gas piping in the opinion of the Inspector, are safety hazards, are not functioning properly, 5. Water heaters or appear to be at the ends of their service lives. The report may include the 6. Functional flow and functional drainage Inspectors recommendations for correction or further evaluation. B. The Inspector is not required to:C. Inspections performed in accordance with these Standards of Practice are not 1. Fill any fixture with water, inspect overflow drains or drain-stops, technically exhaustive and shall apply to the primary building and its associated or evaluate backflow devices or drain line cleanouts primary parking structure. 2. Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water, water Part II. Standards of Practice circulation, or solar heating systems or components 3. Inspect whirlpool baths, steam showers, or sauna systems orA real estate inspection includes the readily accessible systems and components or componentsa representative number of multiple similar components listed in Sections 1 through 9 4. Inspect fuel tanks or determine if the fuel gas system is free of leakssubject to the limitations, exceptions, and exclusions in Part III. 5. Inspect wells or water treatment systemsSECTION 1 – Foundation, Basement, and Under-floor Areas SECTION 6 – Electrical A. Items to be inspected: A. Items to be inspected: 1. Foundation system 1. Service equipment 2. Floor framing system 2. Electrical panels 3. Under-floor ventilation 3. Circuit wiring 4. Foundation anchoring and cripple wall bracing 4. Switches, receptacles, outlets, and lighting fixtures 5. Wood separation from soil 6. Insulation B. The Inspector is not required to: 1. Operate circuit breakers or circuit interrupters B. The Inspector is not required to: 2. Remove cover plates 1. Determine size, spacing, location, or adequacy of foundation 3. Inspect de-icing systems or components bolting/bracing components or reinforcing systems 4. Inspect private or emergency electrical supply systems or 2. Determine the composition or energy rating of insulation materials componentsSECTION 2 – Exterior SECTION 7 – Heating and Cooling A. Items to be inspected: A. Items to be inspected: 1. Surface grade directly adjacent to the buildings 1. Heating equipment 2. Doors and windows 2. Central cooling equipment 3. Energy source and connections 3. Attached decks, porches, patios, enclosures, balconies, and 4. Combustion air and exhaust vent systems stairways, handrails and guardrails. 5. Condensate drainage 4. Wall cladding and trim 6. Conditioned air distribution systems 5. Portions of walkways and driveways that are adjacent to the buildings B. The Inspector is not required to: 1. Inspect heat exchangers or electric heating elements B. The Inspector is not required to: 2. Inspect non-central air conditioning units or evaporative coolers 1. Inspect door or window screens, shutters, awnings, or security 3. Inspect radiant, solar, hydronic, or geothermal systems or bars components 2. Inspect fences or gates or operate automated door or gate openers 4. Determine volume, uniformity, temperature, airflow, balance, or or their safety devices leakage of any air distribution system 3. Use a ladder to inspect systems or components 5. Inspect electronic air filtering or humidity control systems or componentsSECTION 3 – Roof Covering A. Items to be inspected: SECTION 8 – Fireplaces and Chimneys 1. Covering A. Items to be inspected: 2. Drainage 1. Chimney exterior 3. Flashings 2. Spark arrestor 4. Penetrations 3. Firebox 5. Skylights 4. Damper 5. Hearth extension B. The Inspector is not required to: 1. Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector 2. Warrant or certify that roof systems, coverings, or components are free from leakage
  • 42. B. The Inspector is not required to: A. The Inspector may, at his or her discretion: 6. Inspect chimney interiors 7. Inspect fireplace inserts, seals, or gaskets 23. Inspect any building, system, component, appliance, or improvement 8. Operate any fireplace or determine if a fireplace can be safely used not included or otherwise excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of theseSECTION 9 – Building Interior Standards. 24. Include photographs in the written report or take photographs for A. Items to be inspected: Inspector’s reference without inclusion in the written report. 1. Walls, ceilings, and floors Photographs may not be used in lieu of written documentation. 2. Doors and windows 3. Stairways, handrails, and guardrails IV. Glossary of Terms 4. Permanently installed cabinets 5. Permanently installed cook-tops, mechanical range vents, ovens, *Note: All definitions apply to derivatives of these terms when italicized in the dishwashers, and food waste disposals text. 6. Absence of smoke and carbon monoxide alarms 7. Vehicle doors and openers Appliance: An item such as an oven, dishwasher, heater, etc. which performs a specific function B. The Inspector is not required to: 1. Inspect window, door, or floor coverings Building: The subject of the inspection and its primary parking structure 2. Determine whether a building is secure from unauthorized entry 3. Operate, test or determine the type of smoke or carbon monoxide alarms Component: A part of a system, appliance, fixture, or device or test vehicle door safety devices 4. Use a ladder to inspect systems or components Condition: Conspicuous state of being 5. Identify the presence of "Chinese Drywall. Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection Part III. Limitations, Exceptions, and Exclusions Device: A component designed to perform a particular task or function A. The following are excluded from a real estate inspection: Fixture: A plumbing or electrical component with a fixed position and function 1. Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to Function: The normal and characteristic purpose or action of a system, circumstances beyond the control of the Inspector or which the Client has component, or device agreed or specified are not to be inspected 2. Site improvements or amenities, including, but not limited to; accessory Functional Drainage: The ability to empty a plumbing fixture in a reasonable time buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories Functional Flow: The flow of the water supply at the highest and farthest fixture 3. Auxiliary features of appliances beyond the appliance’s basic function from the building supply shutoff valve when another fixture is used simultaneously 4. Systems or components, or portions thereof, which are under ground, under water, or where the Inspector must come into contact with water Inspect: Refer to Part I, “Definition and Scope”, Paragraph A 5. Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems or components located in common areas Inspector: One who performs a real estate inspection 6. Determining compliance with manufacturers’ installation guidelines or specifications, building codes, accessibility standards, conservation or Normal User Control: Switch or other device that activates a system or energy standards, regulations, ordinances, covenants, or other restrictions component and is provided for use by an occupant of a building 7. Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of Operate: Cause a system, appliance, fixture, or device to function using normal purchase user controls 8. Structural, architectural, geological, environmental, hydrological, land surveying, or soils-related examinations Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued 9. Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood Primary Building: A building that an Inspector has agreed to inspect 10. Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or Primary Parking structure: A building for the purpose of vehicle storage the damage or health risks arising there from associated with the primary building 11. Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood Readily Accessible: Can be reached, entered, or viewed without difficulty, 12. Water testing any building, system, or component or determine leakage in moving obstructions, or requiring any action which may harm persons or property shower pans, pools, spas, or any body of water 13. Determining the integrity of hermetic seals at multi-pane glazing Real Estate Inspection: Refer to Part I, “Definitions and Scope”, Paragraph A 14. Differentiating between original construction or subsequent additions or modifications Representative Number: Example, an average of one component per area for 15. Reviewing information from any third-party, including but not limited to; multiple similar components such as windows, doors, and electrical outlets product defects, recalls, or similar notices Safety Hazard: A condition that could result in significant physical injury 16. Specifying repairs/replacement procedures or estimating cost to correct 17. Communication, computer, security, or low-voltage systems and remote, Shut Down: Disconnected or turned off in a way so as not to respond to normal timer, sensor, or similarly controlled systems or components user controls 18. Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies System: An assemblage of various components designed to function as a whole 19. Elevators, lifts, and dumbwaiters 20. Lighting pilot lights or activating or operating any system, component, or Technically Exhaustive: Examination beyond the scope of a real estate appliance that is shut down, unsafe to operate, or does not respond to inspection, which may require disassembly, specialized knowledge, special normal user controls equipment, measuring, calculating, quantifying, testing, exploratory probing, 21. Operating shutoff valves or shutting down any system or component research, or analysis. 22. Dismantling any system, structure, or component or removing access panels other than those provided for homeowner maintenance