• Full Name Full Name Comment goes here.
    Are you sure you want to
    Your message goes here
    Be the first to comment
    Be the first to like this
No Downloads

Views

Total Views
618
On Slideshare
0
From Embeds
0
Number of Embeds
0

Actions

Shares
Downloads
12
Comments
0
Likes
0

Embeds 0

No embeds

Report content

Flagged as inappropriate Flag as inappropriate
Flag as inappropriate

Select your reason for flagging this presentation as inappropriate.

Cancel
    No notes for slide

Transcript

  • 1. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Confidential Inspection Report For Sample Report 12345 Your Street Newport Beach, California Date 01/05/2010 Prepared by: Building Specs Inc. 34145 Pacific Coast Highyway; Suite 513 Dana Point, Ca 92629 949-494-5624 Info@buildingspecscorp.com This report is the exclusive property of the inspection company and the client whose name appears herewith and its use by any unauthorized persons is prohibited. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 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 Contents GENERAL INFORMATION 9 GROUNDS 10 FOUNDATION & STRUCTURE 11 EXTERIOR SURFACES 12 ROOFS 13 DOORS, WINDOWS, ENERGY CONSERVATION 14 ATTIC 14 GARAGE & CARPORT 16 SAFETY 17 KITCHEN & APPLIANCES 18 BATHROOM(s) 20 INTERIOR 21 ELECTRICAL 24 PLUMBING 25 HEATING & COOLING SYSTEMS 26 FIREPLACE/CHIMNEY/ENVIRONMENTAL OVERVIEW 27 POOL/SPA & EQUIPMENT 28 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 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 Sample Report 12345 Your Street Newport Beach, California Date 01/05/2010 As 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. We've taken great pride developing a reporting system we feel is unique to the industry. It's 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 inspection report is an aid to help you make a more informed purchasing decision. Also understand that there are limitations to this inspection. Many components of the building are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing the building, we cannot eliminate it, nor can we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. The inspection is based on observation of the visible and apparent condition of the building and its components on the date of the inspection. It is not intended to make any representation regarding latent or concealed defects that may exist. It is not intended for cosmetic or aesthetic evaluation. Photographs, when provided, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. BUILDING SPECS, INC. follows the standards of practice and code of ethics established by the California Real Estate Inspection Association. These can be reviewed at www.creia.org/i4a/pages/index.cfm?pageid=3283 If you have any questions regarding this report or the condition of the property, please feel free to call anytime. Rick Yerger BUILDING 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page3
  • 4. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Inspection Summary NOTENOTENOTE: Client Must Read Entire Report And Not Rely Solely On The Summary Notes. Clien summary notes. CLIENT: Sample Report INSPECTION ADDRESS: 12345 Your Street Newport Beach, California PRIORITY #1 MAJOR: Immediate repairs, service, upgrades and/or Further Evaluation recommended by the appropriate licensed contractor and/or appropriate professional prior to close of escrow. GENERAL INFORMATION 101] INSPECTION: 1.4 Overall Building Condition; What may be possible modifications to building. Client is advised to request all documentation and building permits for work observed. If no documentation is available the client should be aware these components may not have been properly installed and may pose adverse conditions. Bedroom(s) GROUNDS 206] LANDSCAPE PLANTERS 2.10 Observations: Substandard fabrication. Concern for moisture infiltration. Planter is raised above interior floor line and tight against exterior wall. lacking capillary break (air space). Located Rear Side of Building. 215] AUXILIARY STRUCTURES (Outside the scope of our inspection. Consult with specialist for operation & maintenance) 2.20 Observations: Loose, Tip Concern. Recommend verifying fountains are mechanically secured for safety. Substandard Electrical Wiring. Extension cord or exposed wiring. Located Rear Side of Building. EXTERIOR SURFACES 500] SIDING MATERIAL 4.1 Conditions Noted: At or Below Grade, Susceptible to Rot and or Wood Destroying Insect Damage, Located Left Side of Building, Located Rear Side of Building. 505] SOFFIT 4.10 Observations: Water Stains , suggests possible roof leak. Located Front Side of Building. 509] ELECTRICAL 4.11 Observations: Substandard hazardous Wring several locations, Located Rear Side of Building. Receptacles- Recommended GFCI, Located Rear Side of Building. ROOFS 600] ROOF 5.1 General Comments: Repairs Recommended, Recommend Further Evaluation by a Qualified Roofing Contractor. Client is advised to Have 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page4
  • 5. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Roof and all Related components Evaluation by Roofing Contractor Prior to Purchase. 608] TILE/ SLATE 5.4 Observations: Exposed Fasteners (Nails), Over Exposed (inadequate Lap), Weather-Seals cracking/loose/missing, At or Nearing End of Life. Cracking at isolated areas. DOORS, WINDOWS, ENERGY CONSERVATION 810] WATER HEATER 6.14 Temperature: 140-160 F- A scalding hazard exists. ATTIC 900] ATTIC AREAS 7.1 General Comments: Repairs Recommended, Further Evaluation Recommended. 902] ATTIC FRAME 7.4 Truss/ Rafter Observation: Trusses have been cut, notched, Field repaired or modified. Improper, Refer To the Truss Manufacturer or a Structural engineer for a Course of action. 904] MOISTURE, STAINS 7.11 Related to? Chimney(s) 907] ATTIC LIGHT(S) 7.13 Observations: Substandard Installation (sloppy Improper wiring or materials) Safety Concern. 910] FIREPLACE FLUE(S) 7.17 Observation: Clearances to combustible material inadequate. see cellulose insulation, Recommend repairs by certified chimney sweep. GARAGE & CARPORT 916] OVERALL CONDITION 8.2 1) Overall Condition: Water Stains- Walls, Ceiling, Unknown source, repair cause & effect. 917] ATTACHED? 8.3 If Yes; Fire Rated Fire Walls Damaged or Breached at; Ceiling. Not able to verify the presence of fire assembly at water heater platform. Recommended. 918] GARAGE VEHICLE DOOR(S) 8.7 Garage Opener Observations: photoelectric Safety Eye too High. 6" Max off Grade. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page5
  • 6. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 920] GARAGE RECEPTACLES 8.9 Observations: Ground Fault Circuit Interrupters Recommended. 921] GARAGE LIGHTING 8.10 Observations: Substandard workmanship, Repairs by qualified individual recommended. KITCHEN & APPLIANCES 1003.C] Sink Drains 10.10 Observations: Substandard Installation or Materials, Prone to Leak/Fail, Leaks. 1003.D] Disposal 10.11 Observations: Improper, Unrated power Cord. 1007] Dishwasher 10.16 Observations: Air gap missing, Concern for back siphoning into dishwasher. 1009] Oven 10.19 Observations: Handle damaged. INTERIOR 1202] FAMILY ROOM 12.20 14) Ceiling Fan Observations: Inoperable. 1212] BEDROOM #5 12.78 1) Overall Condition: Closet modified Into wine room. several electrical Concerns observed. repairs recommended. ELECTRICAL 1302] PANEL(S) 13.3 MAIN PANEL (AMPS): Location; Exterior Wall of Building, Left Side of building, 125 amps. 13.5 Observations: Sloppy workmanship, Over Fusing, Risk Of Wire Over-Heating. ( size of wire insufficient to carry load), Missing, Wire Connector(s) HEATING & COOLING SYSTEMS 1500] HEATING SYSTEM #1 15.7 7) DUCTWORK: Insulated Fiberboard (Fiberglass lined), Plastic Flex, Observations: Disconnected Connection(s) See return plenum. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page6
  • 7. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1506] AIR CONDITIONER #1: 15.14 4) CONDENSATE: Disconnected. Abandoned lines.Risk of leaking. FIREPLACE/CHIMNEY/ENVIRONMENTAL OVERVIEW 1601] FAMILY ROOM FIREPLACE 16.7 Hearth Extension Observations: Inadequate Size /Depth or Width. PRIORITY #2 MARGINAL: Repairs, service, replacement and/or upgrades are recommended by the appropriate professional in the near future. Items are declining in usefulness or ability to perform purpose. GROUNDS 208] FENCE (limited to contact w/ house) 2.14 Observations: Loose, Located Rear Side of Building. EXTERIOR SURFACES STUCCO 4.3 Observations: Weep Screed Below Grade, Susceptible to Allow Moisture Infiltration. 501] PAINTS & SEALANT(S) 4.6 Observations: Weathered (Susceptible To Water Infiltration and/or Damage) GARAGE & CARPORT 922] GARAGE WALLS/CEILING 8.12 Wall/Ceiling Observations: Moisture Stains, using a moisture meter, no active moisture present. May indicate prior or active water infiltration. Monitor for activity. Repairs may become necessary. at water heater. Mildew/Mold like material (Raised, Fuzzy, Discoloration) Observed. Recommend Further evaluation by a Mold identification/Removal contractor. 923] VENTILATION 8.13 Screens Damaged, potential for animal intrusion. BATHROOM(s) 1104] MASTER BATH 11.61 C. Shower Doors: Seals Failing. HEATING & COOLING SYSTEMS 1506] AIR CONDITIONER #1: 15.11 3) COMPRESSOR UNIT: 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page7
  • 8. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Located At: Left side of building, Not Secured/ Anchored. Unit Not Operational. POOL/SPA & EQUIPMENT POOL LIGHT: 17.6 Not operable. If a defective bulb is at fault, replacement will cost $50-100 Otherwise, further evaluation and repairs will be needed by a licensed electrician. PRIORITY #3 NOTES: General notes, comments and/or Recommended Maintenance and/or Recommended upgrades for increased safety or to enhance buildings performance. BATHROOM(s) 1102] FIRST FLOOR HALL BATH 11.13 B. Tub Faucets: unconventional valve. Hot and Cold positions technically backwards. Risk of scalding. repairs Recommended. 1104] MASTER BATH 11.54 B. Tub Faucets: unconventional valve. Hot and Cold positions technically backwards. Risk of scalding. repairs Recommended. 11.63 E. Shower Valves: unconventional valve. Hot and Cold positions technically backwards. Risk of scalding. repairs Recommended. INTERIOR 1213] 12.97 13) Lighting Provisions: Observations; Could Not Locate Or Verify All Switch(s) Function Seller Demonstrate. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page8
  • 9. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com GENERAL INFORMATION IMPORTANT INFORMATION:It is the sole responsibility of the client to read each page of this report. The client is responsible to research any and all jurisdictions permits required by the local authorities regarding the property in contract before the close of escrow. You, the client, are to personally perform a diligent visual inspection of the property after the seller vacates to insure the no "conditions" was concealed by personal property and/or stored items while occupied or that may have been damaged during he seller's evacuation of the building. Should any "conditions" be revealed that was not address within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such "conditions". 100] CLIENT 1.1 Name: Sample Report. 1.2 Date: 01/05/2010. Inspection Performed According To The Standards Of Practice Of The California Real Estate Inspection Association. These can be viewed at www.creia.org/i4a/pages/index.cfm?pageid=3283 101] INSPECTION: 1.3 Building Status; Vacant, A vacant house may not show evidence of water or moisture leaks or problems until the house has been occupied for a period of time and the fixtures have been in use. 1.4 Overall Building Condition; What may be possible modifications to building. Client is advised to request all documentation and building permits for work observed. If no documentation is available the client should be aware these components may not have been properly installed and may pose adverse conditions. Bedroom(s) 1.5 Street: 12345 Your Street. 1.6 City: Newport Beach. 1.7 State: California. 1.8 County: Orange. 1.9 Country: U.S.A. 1.10 Type of Building: Residential. 1.11 Style of House: Two Story. 102] TYPE OF INSPECTION(S) ORDERED 1.11 Standard Inspection. 104] CONDITIONS 1.12 *Age of Building 13 years. Weather Conditions 1.13 Temperature Approx. ° F 60-70. 1.14 Weather Conditions Previous Rain- 1-week Partly Cloudy. 1.15 People Present During Buyer, Buyer's Agent. Inspection: 1.16 Client Accompanied 100% Inspector: Time 1.17 Started: 10:30 am. 1.18 Completed: 1:00/1:30 pm. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page9
  • 10. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 105] INSPECTOR(S) 1.19 Rick Yerger. ADDITIONAL COMMENTS If the building is occupied, furniture, boxes, rugs, wall coverings, storage and other personal items may block, cover or impede inspection, a re-inspection is recommended prior to purchase. A vacant house may not show an active water or moisture problems until it has been occupied and the plumbing is in use for a period of time. GROUNDS IMPORTANT INFORMATION: This inspection is not intended to address or include any geological conditions or site stability information. We do not comment on coatings or cosmetic deficiencies, which would be apparent to the average person. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. We cannot determine drainage performance of the site or the condition of any underground piping, including subterranean drainage systems and municipal water and sewer service piping or septic systems , Client is advised to have these items inspected and tested by the Appropriate Qualified person(s). Any areas too low to enter or not accessible are excluded from the inspection. We do not evaluate any detached structures such as storage sheds and stables, nor mechanical or remotely controlled components such as driveway gates. We do not evaluate or move landscape components such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. Any such mention of these items is informational only and not to be construed as inspected. GROUNDS 2.1 General Comments: Appears adequate at this time. 200] CONDITIONS 2.2 Observations: Damp. 201] DRAINAGE NEXT TO HOUSE 2.3 Grade Type: Near Level. 2.4 Observations: Appears adequate at this time. 202] EROSION 2.5 Observations: None observed. 203] TREES, BUSHES 2.6 Observations: Appears adequate at this time. 204] STOOP, STAIRS 2.7 General Comments: Appears adequate at this time. 205] WALKWAY(S) 2.8 Materials: Concrete. 2.9 Observations: Appears adequate. 206] LANDSCAPE PLANTERS 2.10 Observations: Substandard fabrication. Concern for moisture infiltration. Planter is raised above interior floor line and tight against exterior wall. lacking capillary break (air space). Located Rear Side of Building. 207] DRIVEWAY 2.11 Materials: Concrete. 2.12 Observations: Appears adequate. 208] FENCE (limited to contact w/ house) 2.13 Material: Wood, Vinyl Clad. 2.14 Observations: Loose, Located Rear Side of Building. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page10
  • 11. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 209] BASEMENT ENTRY WALL 2.15 Overview: Not applicable. 210] RETAINING WALL 2.16 Material: Not applicable. 211] FOUNDATION VENTS 2.17 Observations: Not applicable. 212] FOUNDATION WINDOWS 2.18 Observations: Not applicable. 213] FOUNDATION CRAWLSPACE ACCESS 2.19 Observations: Not applicable. 215] AUXILIARY STRUCTURES (Outside the scope of our inspection. Consult with specialist for operation & maintenance) 2.20 Observations: Loose, Tip Concern. Recommend verifying fountains are mechanically secured for safety. Substandard Electrical Wiring. Extension cord or exposed wiring. Located Rear Side of Building. ADDITIONAL COMMENTS: Low voltage Lighting and Landscape Sprinklers are excluded. We recommend having these systems demonstrated to you. Underground drainage piping systems are not tested for operation, Client should have these systems demonstrated to you. FOUNDATION & STRUCTURE IMPORTANT INFORMATION: In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. 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 major cracking, amateur work or water damage could lead to a structural failure. If major cracking is visible we recommend further evaluation by a structural engineer. Any cracks need to be monitored to determine if active or from previous movement. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the curing process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath 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, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert. We also routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. FOUNDATION 3.1 General Comments: Limited or No Access For Evaluation. B] Water Damage 3.2 Signs of Water Damage? None Observed. BOLTS & BRACING 3.3 Observations: Not Visible due to construction design. 308] 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. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page11
  • 12. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com EXTERIOR SURFACES ADDITIONAL COMMENTS: 500] SIDING MATERIAL 4.1 Conditions Noted: At or Below Grade, Susceptible to Rot and or Wood Destroying Insect Damage, Located Left Side of Building, Located Rear Side of Building. 4.2 Predominant Material STUCCO. Type(s): STUCCO 4.3 Observations: Weep Screed Below Grade, Susceptible to Allow Moisture Infiltration. SHINGLES / CLAPBOARD / PREFAB PANELS 4.4 Style: Located Rear Side of Building. 501] PAINTS & SEALANT(S) 4.5 Type: Paint. 4.6 Observations: Weathered (Susceptible To Water Infiltration and/or Damage) 503] TRIM 4.7 Type: Wood. 505] SOFFIT 4.8 Type: Wood, Exposed Rafter Tails. 4.9 Venting Yes, Partial. 4.10 Observations: Water Stains , suggests possible roof leak. Located Front Side of Building. 509] ELECTRICAL 4.11 Observations: Substandard hazardous Wring several locations, Located Rear Side of Building. Receptacles- Recommended GFCI, Located Rear Side of Building. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page12
  • 13. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com ROOFS Although not required to, we generally attempt to evaluate various roof types by walking on their surfaces. If we are unable 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 offer an 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 waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be 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 our service. Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, and such 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, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy. We do not inspect attached accessories including by not limited to solar systems, antennae, and lightning arrestors. 600] ROOF 5.1 General Comments: Repairs Recommended, Recommend Further Evaluation by a Qualified Roofing Contractor. Client is advised to Have Roof and all Related components Evaluation by Roofing Contractor Prior to Purchase. 602] ACCESS 5.2 Inspection Restricted for Height. following reasons- 608] TILE/ SLATE 5.3 Material Type:. Barrel Concrete Tiles. 5.4 Observations: Exposed Fasteners (Nails), Over Exposed (inadequate Lap), Weather-Seals cracking/loose/missing, At or Nearing End of Life. Cracking at isolated areas. 612] VENTILATION 5.5 Type: Soffit, Dormer. 613] STRUCTURE 5.6 Observations: Appears Adequate. 615] GUTTERS 5.7 Type: Aluminum. 5.8 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page13
  • 14. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com DOORS, WINDOWS, ENERGY CONSERVATION ADDITIONAL COMMENTS 800] ENTRY(S) 6.1 Predominant Door Type: Single. 6.2 Material: Metal. Door Condition: 6.3 Door Observations: Adequate. ADDITIONAL COMMENTS Exterior sealants must be maintained to prevent water infiltration and damage. Single glaze or aluminum sash windows may condensate inside. Reporting of failing thermal pane seals (glazing) in beyond the scope of the inspection. The inspector may report on apparent failing thermal pane seals if visible at the time of the inspection. Some failing seals may become visible as the weather and daylight conditions change. STYLE(S) 6.4 Predominant Style: Gliding. 6.5 Frames & Sashes: Aluminum. 6.6 Glass & Glazing: Double Glaze. 804] INSULATED GLAZING 6.7 Insulated Glazing in Use? Yes, Double. 805] STORM WINDOWS 6.8 Present? Not Applicable. 806] DOORS 6.9 Insulated? No. 6.10 Storm Doors Present? No. 809] INSULATION 6.11 Installed at Walls? N/V. 6.12 Installed at Ceilings? Yes. 6.13 Depth: 10 inches. 810] WATER HEATER 6.14 Temperature: 140-160 F- A scalding hazard exists. ADDITIONAL COMMENTS Maintaining the water heater temperature to 125° F to help reduce the chance of scalding and burns. This will also help you save money on energy. 811] DUCT WORK 6.15 Insulated? Yes. 812] ATTIC VENTILATION 6.16 Observations: Adequate. 813] APPLIANCES 6.17 Observations: Medium Efficiency. ATTIC ADDITIONAL COMMENTS Attics with boxes, etc. could impede inspection and be a possible fire hazard. Attics that are not accessible or blocked to the Inspector should be reinspected . DO NOT attempt to repair damaged trusses without a repair detail from the Truss Manufacturer or a Design Professional. 900] ATTIC AREAS 7.1 General Comments: Repairs Recommended, Further Evaluation Recommended. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page14
  • 15. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 901] ATTIC ACCESS 7.2 Viewing Method: Pull Down Stairs. 902] ATTIC FRAME 7.3 Trusses 24"oc, Wood. 7.4 Truss/ Rafter Observation: Trusses have been cut, notched, Field repaired or modified. Improper, Refer To the Truss Manufacturer or a Structural engineer for a Course of action. 7.5 Ridge Pole Observations: None. 7.6 Purlins Observation : Not Applicable. 7.7 Collar Ties Observations: Not Applicable. 903] ROOF SHEATHING 7.8 Material Type: Oriented Strand Board (OSB) 7.9 Observations: Adequate. 904] MOISTURE, STAINS 7.10 Observed? Yes. 7.11 Related to? Chimney(s) 905] ATTIC INSULATION 7.12 Type Of Insulation: Loose Fill, Depth, 6-8" 907] ATTIC LIGHT(S) 7.13 Observations: Substandard Installation (sloppy Improper wiring or materials) 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page15
  • 16. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 908] ATTIC PLUMBING 7.14 Observations: Adequate. 909] ATTIC VENTILATION 7.15 Venting Type: Dormer, Soffit. 7.16 Observations: Adequate. 910] FIREPLACE FLUE(S) 7.17 Observation: Clearances to combustible material inadequate. see cellulose insulation, Recommend repairs by certified chimney sweep. GARAGE & CARPORT ADDITIONAL COMMENTS If slab and walls are covered with personal items, the inspection may be blocked or impeded. Recommend a final walk-through when area is cleared. Auto safety reverse devices are recommended for an overhead garage door; however, the impact-style are not tested since damage could result to the door. NOTE: any repairs to the garage door and door components must be performed by a trained door systems technician. 915] GARAGE & CARPORT 8.1 General Comments: Present. 916] OVERALL CONDITION 8.2 1) Overall Condition: Water Stains- Walls, Ceiling, Unknown source, repair cause & effect. 917] ATTACHED? 8.3 If Yes; Fire Rated Fire Walls Damaged or Breached at; Ceiling. Not able to verify the presence of fire assembly at water heater platform. Recommended. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page16
  • 17. 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) 8.4 # of Garage Doors & 2 Metal. Type: 8.5 Garage Door Adequate. Observations: 8.6 Garage Door Auto Yes. Opener? 8.7 Garage Opener photoelectric Safety Eye too High. 6" Max off Grade. Safety. Observations: 919] GARAGE SLAB / APRON 8.8 Evidence of Cracking? No. 920] GARAGE RECEPTACLES 8.9 Observations: Ground Fault Circuit Interrupters Recommended. 921] GARAGE LIGHTING 8.10 Observations: Substandard workmanship, Repairs by qualified individual recommended. 922] GARAGE WALLS/CEILING 8.11 3) Walls/Ceiling Drywall, Plaster. Materials: 8.12 Wall/Ceiling Moisture Stains, using a moisture meter, no active moisture present. May indicate prior or active water Observations: infiltration. Monitor for activity. Repairs may become necessary. at water heater. Mildew/Mold like material (Raised, Fuzzy, Discoloration) Observed. Recommend Further evaluation by a Mold identification/Removal contractor. 923] VENTILATION 8.13 Screens Damaged, potential for animal intrusion. SAFETY ADDITIONAL COMMENTS: inspector will note the presence of smoke detectors but not test for operation. Buyer is responsible for testing prior to closing escrow. 926] SMOKE ALARMS 9.1 Observations; Yes. ADDITIONAL COMMENTS Carbon Monoxide monitors are recommended on all floors with any type of combustion units; such as fireplace, wood stove, oil furnace and gas furnace. Carbon monoxide is a colorless, odorless gas that can cause nausea, headaches and even death. Keyed deadbolts should have key readily accessible in case of fire. 927] CARBON MONOXIDE DETECTORS 9.2 Present? No. 928] FIRE SPRINKLER 9.3 Present? No. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page17
  • 18. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 929] ALARM SYSTEM 9.4 Present? No. 930] DEAD BOLTS 9.5 Present? Yes. 931] WINDOW LOCKS 9.6 Present? Yes. 932] FALL CONCERNS 9.7 Present? No. 933] TRIP CONCERNS 9.8 Present? None Observed. 934] SAFETY GLASS 9.9 Adequate. KITCHEN & APPLIANCES ADDITIONAL COMMENTS 1001] CABINETS 10.1 Materials: Solid Wood. 10.2 Surface Finish: Painted. 10.3 Observations: Adequate. 1002] COUNTER(S) 10.4 Materials: Marble, Granite, Stone. 10.5 Observations: Adequate. 1003] SINK(S) 10.6 Material: Stainless. 10.7 Observation: Adequate. 1003.A] Sink Faucets 10.8 Observations: Adequate. 1003.B] Sink Spray 10.9 Observations: Adequate. 1003.C] Sink Drains 10.10 Observations: Substandard Installation or Materials, Prone to Leak/Fail, Leaks. 1003.D] Disposal 10.11 Observations: Improper, Unrated power Cord. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page18
  • 19. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1004] FLOOR 10.12 Visible Areas: Wood. 10.13 Observations: Adequate. 1005] RECEPTACLE 10.14 Observations: Adequate. 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 it's useful life. Appliances should be monitored and maintained routinely. We routinely recommend a metal dryer vent, vinyl may be a potential fire hazard. Excluded items are not evaluated, Client may want to have excluded items serviced. 1006) Exhaust Discharge Hood 10.15 Observations: Adequate. 1007] Dishwasher 10.16 Observations: Air gap missing, Concern for back siphoning into dishwasher. 1008] Refrigerator 10.17 Observations: None. 1009] Oven 10.18 Fuel Type: Gas. 10.19 Observations: Handle damaged. 1010] Range 10.20 Range/Fuel Type: Gas. 10.21 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page19
  • 20. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1011] Microwave 10.22 Observations: Adequate. 1012] Compactor 10.23 Observations: None. 1013] Clothes Washer 10.24 Observations: None. 1014] Clothes Dryer 10.25 Observations: None. BATHROOM(s) ADDITIONAL COMMENTS A ground fault interrupter is recommended within 6' of all water sources to prevent electrical shock. Caulking must be maintained at all shower and tub wall fixtures and penetrations to help prevent water damage to the wall and adjacent floor. Inspection does not include towel bars, etc. 1102] FIRST FLOOR HALL BATH 11.1 2) TOILET Base of toilet not sealed to floor, recommended for sanitation. Observations: 11.2 4) SINKS: Built In. 11.3 Sink(s) Observations: Adequate. 11.4 A. Sink Faucets: Adequate. 11.5 B. Sink Drains: Adequate. 11.6 C. Cabinet: Water Stains, Damage. 11.7 5) COUTERS TOPS Stone. 11.8 Counter Observations: Adequate. 11.9 6) TUB Fiberglass. 11.10 Tub Observations: Adequate. 11.11 A. Tub Wall Type Fiberglass. 11.12 Tub Wall Observations: Adequate. 11.13 B. Tub Faucets: unconventional valve. Hot and Cold positions technically backwards. Risk of scalding. repairs Recommended. 11.14 C. Tub Drains: Adequate. 11.15 7) SHOWER TYPE In Tub. 11.16 D. Shower Head: Adequate. 11.17 8) VENTILATION Adequate. Observations: 11.18 9) HEAT REGISTERS: FAU ( Forced Air Unit), Observations: Adequate. 11.19 10) FLOORING TYPE: Hardwood Planks, Tiles. 11.20 Flooring Observations: Adequate. 11.21 11) LIGHTING Adequate. 1103] SECOND FLOOR HALL BATH 11.22 2) TOILET Adequate. Observations: 11.23 4) SINKS: Built In. 11.24 Sink(s) Observations: Adequate. 11.25 A. Sink Faucets: Adequate. 11.26 B. Sink Drains: Adequate. 11.27 C. Cabinet: Adequate. 11.28 5) COUTERS TOPS Ceramic Tile. 11.29 Counter Observations: Adequate. 11.30 6) TUB Fiberglass. 11.31 Tub Observations: Adequate. 11.32 A. Tub Wall Type Fiberglass. 11.33 Tub Wall Observations: Adequate. 11.34 7) SHOWER TYPE In Tub. 11.35 B. Water Damaged None. Areas: 11.36 D. Shower Head: Adequate. 11.37 8) VENTILATION Window, Minimal. Observations: 11.38 9) HEAT REGISTERS: FAU ( Forced Air Unit), Observations: Adequate. 11.39 10) FLOORING TYPE: Ceramic, Marble Tile. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page20
  • 21. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 11.40 Flooring Observations: Adequate. 11.41 11) LIGHTING Adequate. 1104] MASTER BATH 11.42 2) TOILET Adequate. Observations: 11.43 4) SINKS: Built In, Multiple Basins- Two noted. 11.44 Sink(s) Observations: Adequate. 11.45 A. Sink Faucets: Adequate. 11.46 B. Sink Drains: Adequate. 11.47 C. Cabinet: Adequate. 11.48 5) COUTERS TOPS Stone. 11.49 Counter Observations: Adequate. 11.50 6) TUB Fiberglass. 11.51 Tub Observations: Adequate. 11.52 A. Tub Wall Type Fiberglass. 11.53 Tub Wall Observations: Adequate. 11.54 B. Tub Faucets: unconventional valve. Hot and Cold positions technically backwards. Risk of scalding. repairs Recommended. 11.55 C. Tub Drains: Adequate. 11.56 7) SHOWER TYPE Stall. 11.57 Shower Pan: Fiberglass, Observations: Adequate. 11.58 A. Shower Wall Type Fiberglass. 11.59 Shower Wall Adequate. Observations: 11.60 B. Water Damaged None. Areas: 11.61 C. Shower Doors: Seals Failing. 11.62 D. Shower Head: Adequate. 11.63 E. Shower Valves: unconventional valve. Hot and Cold positions technically backwards. Risk of scalding. repairs Recommended. 11.64 8) VENTILATION Adequate. Observations: 11.65 9) HEAT REGISTERS: FAU ( Forced Air Unit), Observations: Adequate. 11.66 10) FLOORING TYPE: Carpet. 11.67 Flooring Observations: Adequate. 11.68 11) LIGHTING Adequate. 11.69 12) RECEPLACLE Adequate. Observations: INTERIOR Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment on cosmetic deficiencies. W e may not comment on cracks that appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These are typically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold, allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult to eradicate. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable or necessary before the close of escrow. 1201] LIVING ROOM: 12.1 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.2 2) Floor Structure: Adequate. 12.3 7) Wood / Laminate Adequate. Observations: 12.4 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.5 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.6 10) Window Adequate. Observations: 12.7 12) Receptacle Adequate. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page21
  • 22. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 12.8 13) Lighting Provisions: Ceiling, Switched Receptacle, Observations; Adequate. 12.9 15) Heat Observations: Appears Adequate. 12.10 16) Stair & Railing Adequate. Observations: 12.11 17) Trim Wood. Types/Observations: 1202] FAMILY ROOM 12.12 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.13 2) Floor Structure: Adequate. 12.14 7) Wood / Laminate Adequate. Observations: 12.15 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.16 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.17 10) Window Adequate. Observations: 12.18 12) Receptacle Adequate. Observations: 12.19 13) Lighting Ceiling, Observations; Adequate. Provisions: 12.20 14) Ceiling Fan Inoperable. Observations: 12.21 15) Heat Observations: Appears Adequate. 12.22 17) Trim Wood, Trim Observations: Appears adequate. Types/Observations: 1206] LAUNDRY ROOM 12.23 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.24 7) Wood / Laminate Adequate. Observations: 12.25 8) Wall Drywall, Plaster, Holes. Materials/Observations: 12.26 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.27 11) Door Hinged, Observations; Adequate. Types/Observations: 12.28 12) Receptacle Adequate. Observations: 12.29 13) Lighting Ceiling. Provisions: 12.30 15) Heat Observations: None. 12.31 17) Trim Wood, Trim Observations: Appears adequate. Types/Observations: 1207] 12.32 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.33 2) Floor Structure: Adequate. 12.34 3) Carpet Observations: Adequate. 12.35 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.36 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.37 10) Window Adequate. Observations: 12.38 11) Door Hinged, Observations; Adequate. Types/Observations: 12.39 12) Receptacle Adequate. Observations: 12.40 13) Lighting Ceiling, Observations; Adequate. Provisions: 12.41 14) Ceiling Fan Adequate. Observations: 12.42 15) Heat Observations: Appears Adequate. 12.43 17) Trim Wood, Trim Observations: Appears adequate. Types/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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page22
  • 23. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1208] MASTER BEDROOM: 12.44 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.45 2) Floor Structure: Adequate. 12.46 3) Carpet Observations: Adequate. 12.47 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.48 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.49 10) Window Adequate. Observations: 12.50 11) Door Hinged, Observations; Adequate. Types/Observations: 12.51 12) Receptacle Adequate. Observations: 12.52 13) Lighting Ceiling, Observations; Adequate. Provisions: 12.53 15) Heat Observations: Appears Adequate. 12.54 17) Trim Wood, Trim Observations: Appears adequate. Types/Observations: 1209] BEDROOM #2 12.55 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.56 2) Floor Structure: Adequate. 12.57 3) Carpet Observations: Adequate. 12.58 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.59 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.60 10) Window Adequate. Observations: 12.61 11) Door Hinged, Observations; Adequate. Types/Observations: 12.62 12) Receptacle Adequate. Observations: 12.63 13) Lighting Ceiling, Observations; Adequate. Provisions: 12.64 14) Ceiling Fan Adequate. Observations: 12.65 15) Heat Observations: Appears Adequate. 12.66 17) Trim Wood, Trim Observations: Appears adequate. Types/Observations: 1210] BEDROOM #3 12.67 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.68 2) Floor Structure: Adequate. 12.69 3) Carpet Observations: Adequate. 12.70 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.71 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.72 10) Window Adequate. Observations: 12.73 11) Door Hinged, Sliding, Mirrored, Observations; Adequate. Types/Observations: 12.74 12) Receptacle Adequate. Observations: 12.75 13) Lighting Ceiling, Observations; Adequate. Provisions: 12.76 15) Heat Observations: Appears Adequate. 12.77 17) Trim Wood, Trim Observations: Appears adequate. Types/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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page23
  • 24. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1212] BEDROOM #5 12.78 1) Overall Condition: Closet modified Into wine room. several electrical Concerns observed. repairs recommended. 12.79 2) Floor Structure: Adequate. 12.80 7) Wood / Laminate Adequate. Observations: 12.81 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.82 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.83 10) Window Adequate. Observations: 12.84 11) Door Hinged, Observations; Adequate. Types/Observations: 12.85 12) Receptacle Adequate. Observations: 12.86 13) Lighting Ceiling, Observations; Adequate. Provisions: 12.87 15) Heat Observations: Appears Adequate. 12.88 17) Trim Wood, Trim Observations: Appears adequate. Types/Observations: 1213] 12.89 1) Overall Condition: Appears in overall adequate condition with no visible concerns to room components. 12.90 2) Floor Structure: Bouncy Slightly. 12.91 7) Wood / Laminate Adequate. Observations: 12.92 8) Wall Drywall, Plaster, Appears adequate. Materials/Observations: 12.93 9) Ceiling Drywall, Plaster, Appears adequate. Materials/Observations: 12.94 10) Window Adequate. Observations: 12.95 11) Door Sliding, Observations; Adequate. Types/Observations: 12.96 12) Receptacle Adequate. Observations: 12.97 13) Lighting Observations; Could Not Locate Or Verify All Switch(s) Function Seller Demonstrate. Provisions: 12.98 15) Heat Observations: Appears Adequate. 12.99 17) Trim Wood, Trim Observations: Appears adequate. Types/Observations: ELECTRICAL ADDITIONAL COMMENTS Inspection is for visible, exposed wiring only, and is limited to random sampling. New occupants may put different load demands 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 a potential fire hazard and approved connectors should be installed by a licensed electrician. FPE Federal Pacific Panels (Stab-lok) have a history of failure 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 not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should be made by a licensed electrician. Smoke Alarms should be installed in all bedrooms at designated 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 to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but may be mentioned for informational purposes only, including but not limited to low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page24
  • 25. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1301] SERVICE ENTRY 13.1 Entry Means: 120/240 Volt system. 13.2 Wire Size: Not Visible due to panel design. 1302] PANEL(S) 13.3 MAIN PANEL (AMPS): Location; Exterior Wall of Building, Left Side of building, 125 amps. 13.4 Overload Protection: Breakers. 13.5 Observations: Sloppy workmanship, Over Fusing, Risk Of Wire Over-Heating. ( size of wire insufficient to carry load), Missing, Wire Connector(s) 1303] BRANCH CIRCUITS 13.6 Wiring Conductor Copper. Materials: 13.7 Wiring Methodology: Romex (NM) 1304] GFCI'S 13.8 Observations: Missing In Recommended Areas. 1305] GROUNDING 13.9 Observations: Not Visible. PLUMBING IMPORTANT INFORMATION: All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage, corrosion or blockage in underground piping cannot be detected by a visual inspection. Plumbing components such as gas pipes, potable water pipes, drain and vent pipes, and shut-off valves are not generally tested if not in daily use. The inspector cannot state the effectiveness or operation of any anti-siphon devices, automatic safety controls, water conditioning equipment, fire and lawn sprinkler systems, on-site water quality and quantity, on-site waste disposal systems, foundation irrigation systems, spa and swimming pool equipment, solar water heating equipment, or observe the system for proper sizing, design, or use of materials. 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, and particularly in one with older galvanized pipes. Waste and drainpipes 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, although some rare batches have been alleged to be defective. Older homes with galvanized or cast iron supply or waste lines can be obstructed and barely working, and later fail under heavy 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 can further clog the piping system. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains at the time of inspection. Nonetheless, blockages will still occur in the life of any system. 1401] SUPPLY 14.1 Water Source: Public Water. 14.2 A: Main Supply Line Location of Shut-Off Valve, Right Yard adjacent to building, Copper, 1" 14.3 Main Line Observations: Adequate. 14.4 B: Distribution Lines: Copper. 14.5 Distribution Lines Adequate. Observations: 1402] WASTE 14.6 Waste Provisions: Public Sewer. 14.7 Waste Piping Materials: Visible areas Plastic, ABS. 14.8 Observations: Adequate. 14.9 A. Traps: Plastic, P-Traps. 14.10 Trap Observations: Visible Leaks. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page25
  • 26. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 1403] FUEL SYSTEMS 14.11 Gas Meter: Location; Left Yard Adjacent To Building, Shut off Valve location, At The Meter, Appears Adequate. 1407] WATER HEATER #1 14.12 Location: Garage. 14.13 Manufacture Date: 2008. 14.14 Fuel: Gas. 14.15 Capacity: 40 gallons. 14.16 Water Heater Adequate. Observations: 14.17 Combustion Air Appears adequate. 14.18 8) FLUE: Rigid Metal, Observations: Adequate. 14.19 Seismic Strapping Appear Adequate. HEATING & COOLING SYSTEMS The inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance, and will not operate components when weather conditions or other circumstances apply that may cause equipment damage. The inspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspector is not equipped to inspect furnace heat exchangers for 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 scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. We perform a conscientious evaluation 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 even death. 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 service does not include any form or warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determining the presence of 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 15.1 LOCATION & Attic. OVERVIEW: 15.2 1) TYPE OF SYSTEM: Forced Air- 15.3 2] FUEL/ POWER Natural Gas, Brass Flexible Gas Line Noted, History of Failure. SUPPLY: 15.4 4) FILTER: Disposable. 15.5 Filter Location/ Air Return, Filter Observations, Adequate. Observation: 15.6 5) AIR HANDLER: Adequate. 15.7 7) DUCTWORK: Insulated Fiberboard (Fiberglass lined), Plastic Flex, Observations: Disconnected Connection(s) See return plenum. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page26
  • 27. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com 15.8 8) FLUE: Rigid Metal, OBSERVATIONS: Adequate. 15.9 9) THERMOSTAT: Adequate. ADDITIONAL COMMENTS Air conditioners and heat pumps have a life expectancy of 8 to 12 years. Air conditioners and heat pumps are checked for operation and no remaining life expectancy or warranty is implied. An older unit may be nearing or at the end of it's life. See additional information for heating systems, ductwork ,filters, etc, below. 1506] AIR CONDITIONER #1: 15.10 1] TYPE OF SYSTEM: Air Conditioner, Split System. (A.C. Unit Not Checked in Temperatures Which Have Been Below 60°F in the Past 24 Hours.) 15.11 3) COMPRESSOR Located At: Left side of building, Not Secured/ Anchored. Unit Not Operational. UNIT: 15.12 Manufacture Date: 2001. 15.13 Unit Size in Tons: 5.0 tons. 15.14 4) CONDENSATE: Disconnected. Abandoned lines.Risk of leaking. FIREPLACE/CHIMNEY/ENVIRONMENTAL OVERVIEW ADDITIONAL COMMENTS Internal components of the chimney are not covered under this inspection, such as the inside of the flue. A chimney specialist should be consulted for this. Annual maintenance must be maintained for maximum safety and to help sustain the life of the unit and its components. Woodstoves should be inspected by a woodstove expert. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage 1601] FAMILY ROOM FIREPLACE 16.1 1] TYPE OF UNIT(S); Manufactured (Zero Clearance), Gas Log or Wood Burning. 16.2 2) FIRE BOX: Panels. 16.3 Firebox Observations: Appears adequate. 16.4 4) DAMPER Operating as intended. OBERVATIONS: 16.5 5) FLUE: Metal. 16.6 Flue Observations: Visible area adequate. 16.7 Hearth Extension Inadequate Size /Depth or Width. 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page27
  • 28. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com Observations: 16.8 7) CHIMNEY: Wood (Flue chase) 16.9 Chimney Observations: Adequate. 16.10 Chimney Cap Not Accessible (Recommend further evaluation) Observations: ADDITIONAL COMMENTS: Inspector is Not required to evaluate presence of environmental hazards according to most national standards. Any concerns pointed out during the inspection are based on the inspectors discretion and experience. POOL/SPA & EQUIPMENT CONFIDENTIAL - FOR CLIENT USE ONLY Inspection 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 pipe fitting, or pool surface crack is by observation of the persistant and continuous loss of water from the pool over an extended period of time. Purchasers are encouraged to ask sellers about the existance of any past or present leaks in the pool, spa or associated equipment. Pool filtering devices are not disassembled to determine the condition of any installed filter elements. Operation of time clock motors and thermostatic temperature controls cannot be verified during a visual inspection. Testing of backflush mechanisms is beyond the scope of this inspection. Pilot lights on gas pool heaters are not lit during the inspection. POOL SURFACE: 17.1 Type: Concrete/Marcite.(Plaster) 17.2 Condition: Fair overall condition.Moderate wear. 17.3 Pool Coping: Good overall. 17.4 Pool/Spa Drains: Adequate. SKIMMER & BASKET: 17.5 Condition: Good. POOL LIGHT: 17.6 Not operable. If a defective bulb is at fault, replacement will cost $50-100 Otherwise, further evaluation and repairs will be needed by a licensed electrician. PUMPING EQUIPMENT: 17.7 Pump and Motor 1 HP motor. Good. Condition: 17.8 Hair/Lint Filter: Good- no significant air bubbles noted. 17.9 Filter Type: Diatomaceous earth. 17.10 Filter Pressure in PSI: 25. 17.11 Chlorinator: Type: Chlorine Generator- Inquire with seller about equipment condition and operational procedures. VISIBLE PLUMBING LINE: 17.12 Condition: Good. POOL FILL: 17.13 TYPE: Manual, Adequate. HEATERS: 17.14 Type and Condition: Natural Gas, Good visual 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page28
  • 29. 34145 Pacific Coast Highway Suite 513 Dana Point CA 92629 p 949.466.7265 f 661.0581 www.buildingspecscorp.com ELECTRIC CONTROLS: 17.15 Subpanels: Good. 17.16 Timers: Good. 17.17 Electrical Bonding Good. POOL DECKING: 17.18 Type: Concrete 17.19 Condition: Adequate, No concerns visible. 17.20 Child Protection Good. Fencing: 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. Any comments or observations require further evaluation and/or repair. Any repairs or evaluations should be conducted by a licensed or qualified specialist or company. The client is advised that any substandard workmanship may need further evaluation and/or upgrading. Report #Sample Report May 28, 2010 Page29
  • 30. STANDARD RESIDENTIAL INSPECTION AGREEMENT THIS IS INTENDED TO BE A LEGALLY BINDING CONTRACT, READ IT CAREFULLY Client:: Sample Report have discovered, the cause of action. In no event shall the time for Inspection Address: 12345 Your Street, Newport Beach, California, commencement of a legal action or proceeding exceed two years from the date of the subject inspection. THIS TIME PERIOD IS SHORTER THAN SCOPE 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 the a 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 the the property or personal injury to the Inspector. The purpose of the parties hereto pertaining to the subject matter hereof and may be modified inspection is to provide the Client with information regarding the general only by a written agreement signed by all of the parties hereto. No oral condition 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/she discovered in the buildings systems and components which, in the opinion of has the full capacity and authority to execute this Agreement on behalf of the Inspector, are safety hazards, are not functioning properly, or appear to the named party. If this Agreement is executed on behalf of Client by any be 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 Client's behalf and to fully and completely bind Client to all Practice of the California Real Estate Inspection Association (CREIA®), of the terms, conditions, limitations, exceptions, and exclusions of this attached 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 a CLIENT’S DUTY: Client agrees to read the entire written report when it is court of competent jurisdiction to be either invalid or unenforceable, the received 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 mediation additional information which can affect Client' s purchase decision. Client experience before any lawsuit is filed. All notices of mediation must be agrees 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 and allow Inspector and/or Inspectors designated representative(s) to inspect ARBITRATION: Any dispute concerning the interpretation or said condition(s) prior to making any repair, alteration, or replacement. Client enforcement of this Agreement, the inspection, the inspection agrees that any failure to so notify Inspector and allow inspection is a material breach of this Agreement. report, or any other dispute arising out of this relationship, shall be resolved between the parties by binding arbitration ENVIRONMENTAL CONDITIONS: Client agrees what is being contracted conducted in accordance with California Law, except that the for is a building inspection and not an environmental evaluation. The parties shall select an arbitrator who is familiar with the real inspection is not intended to detect, identify, or disclose any health or estate profession. The parties agree that they shall be entitled environmental 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 the fungi, molds, mildew, PCBs, or other toxic, reactive, combustible, or laws of the State of California to all issues submitted in the corrosive contaminants, materials, or substances in the water, air, soil, or arbitration proceeding. The award of the arbitrator shall be building materials. The Inspector is not liable for injury, health risks, or final, and a judgment may be entered on it by any court having damage 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 any transferor’s or agent’s disclosure that may be required by law, or a substitute Construction Arbitration Services, Inc. for Client’s independent duty to reasonably evaluate the property prior to the close of the transaction. This inspection Agreement, the real estate inspection, 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 and voluntarily agrees to be bound thereby and to pay the fee(s) Card # __________________________________________________ listed here Exp. Date ______/________ Client:__________________________________________________ ______________Date_05/28/2010___
  • 31. 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. Framing define certain terms relating to these inspections. Italicized words in these Standards 4. Ventilation are defined in Part IV, Glossary of Terms. 5. Insulation A. 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 piping B. 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 Inspector's 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 or A real estate inspection includes the readily accessible systems and components or components a 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 leaks subject to the limitations, exceptions, and exclusions in Part III. 5. Inspect wells or water treatment systems SECTION 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 components SECTION 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 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 components SECTION 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
  • 32. 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 these SECTION 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 disposers text. 6. Absence of smoke 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 or test smoke alarms or vehicle door safety devices Component: A part of a system, appliance, fixture, or device 4. Use a ladder to inspect systems or components Condition: Conspicuous state of being Part III. Limitations, Exceptions, and Exclusions Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection A. The following are excluded from a real estate inspection: Device: A component designed to perform a particular task or function 1. Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to Fixture: A plumbing or electrical component with a fixed position and function circumstances beyond the control of the Inspector or which the Client has agreed or specified are not to be inspected Function: The normal and characteristic purpose or action of a system, 2. Site improvements or amenities, including, but not limited to; accessory component, or device buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories Functional Drainage: The ability to empty a plumbing fixture in a reasonable time 3. Auxiliary features of appliances beyond the appliance’s basic function 4. Systems or components, or portions thereof, which are under ground, Functional Flow: The flow of the water supply at the highest and farthest fixture under water, or where the Inspector must come into contact with water from the building supply shutoff valve when another fixture is used simultaneously 5. Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems or components located in common areas Inspect: Refer to Part I, “Definition and Scope”, Paragraph A 6. Determining compliance with manufacturers’ installation guidelines or specifications, building codes, accessibility standards, conservation or Inspector: One who performs a real estate inspection energy standards, regulations, ordinances, covenants, or other restrictions 7. Determining adequacy, efficiency, suitability, quality, age, or remaining life Normal User Control: Switch or other device that activates a system or of any building, system, or component, or marketability or advisability of component and is provided for use by an occupant of a building purchase 8. Structural, architectural, geological, environmental, hydrological, land Operate: Cause a system, appliance, fixture, or device to function using normal surveying, or soils-related examinations user controls 9. Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued 10. Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or Primary Building: A building that an Inspector has agreed to inspect the damage or health risks arising there from 11. Risks associated with events or conditions of nature including, but not Primary Parking structure: A building for the purpose of vehicle storage limited to; geological, seismic, wildfire, and flood associated with the primary building 12. Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water Readily Accessible: Can be reached, entered, or viewed without difficulty, 13. Determining the integrity of hermetic seals at multi-pane glazing moving obstructions, or requiring any action which may harm persons or property 14. Differentiating between original construction or subsequent additions or modifications Real Estate Inspection: Refer to Part I, “Definitions and Scope”, Paragraph A 15. Reviewing information from any third-party, including but not limited to; product defects, recalls, or similar notices Representative Number: Example, an average of one component per area for 16. Specifying repairs/replacement procedures or estimating cost to correct multiple similar components such as windows, doors, and electrical outlets 17. Communication, computer, security, or low-voltage systems and remote, Safety Hazard: A condition that could result in significant physical injury timer, sensor, or similarly controlled systems or components 18. Fire extinguishing and suppression systems and components or Shut Down: Disconnected or turned off in a way so as not to respond to normal determining fire resistive qualities of materials or assemblies user controls 19. Elevators, lifts, and dumbwaiters 20. Lighting pilot lights or activating or operating any system, component, or System: An assemblage of various components designed to function as a whole appliance that is shut down, unsafe to operate, or does not respond to normal user controls Technically Exhaustive: Examination beyond the scope of a real estate 21. Operating shutoff valves or shutting down any system or component inspection, which may require disassembly, specialized knowledge, special 22. Dismantling any system, structure, or component or removing access equipment, measuring, calculating, quantifying, testing, exploratory probing, panels other than those provided for homeowner maintenance research, or analysis.