34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
34145 Pacific Coast Highway Suite 513                                                                                     ...
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
Building Specs Sample Report
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Building Specs Sample Report

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

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Building Specs Sample Report

  1. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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. 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

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