FAIRA TRANSPARENCY REPORTS 91 Lobos St, San Francisco, CA ... · San Francisco, CA 94112 Listing...

608 State St. South Kirkland, WA 98033

www.faira.com

[email protected] +1.800.571.FAIR

FAIRA TRANSPARENCY REPORTS

91 Lobos St, San Francisco, CA 94112

August 14, 2017 Thank you for your interest in this Faira Certified home. We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property.

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

http://www.faira.com/listings/11399 All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We’re happy you’ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

http://www.faira.com/listings/11399

Property Inspection ReportPrepared Exclusively For:

Kelly Walsh91 Lobos St., San Francisco, CA

08/10/2017

PROPERTY & TERMITE INSPECTION SERVICES

Inspected By: STEVE RUSHAmerican Society of Home Inspectors (ASHI) Member, International Code Council, (ICC) Professional Member, ICC

Residential Combination Inspector

08/10/2017

Kelly Walsh

91 Lobos St.San Francisco, CA 94112

Page 2 of 37This report is prepared for the client(s) listed above in accordance with our signed inspection agreement and is subject to the terms and conditions agreed upon

therein. This report is not to be used or intended as substitute disclosure and is for the sole and exclusive use of the client(s) only. A verbal consultation is part of thisinspection.If you were not present during the inspection, call our office for a full discussion of the entire report.

COPYRIGHT2005 © On- Site Inspections, Inc. ALL RIGHTS RESERVED

On-Site Inspections, Inc.Scheduling/ Cell 650 520-6953Office/ V.M./ Fax 650 952-5173

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[email protected]

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mailto:[email protected]

08/10/2017

Kelly Walsh





Listing Inspection Report -Cover Page

"NOTICE TO BUYER"Client: Kelly Walsh 91 Lobos St. San Francisco, CA 94112

Listing Agent: Mitch Rappaport Faira. com Corp.

At the request of the client or their legal representative( real estate sales agent) we have inspected the structure at 91 Lobos St., San Francisco, CA andhave carefully prepared a written report for the personal and confidential use of our client.The physical inspection, and resulting written report, addresses the general overall conditions of the structure at the time of our inspection. The report isprimarily designed to provide our client(s) information describing the current condition of the structures visually accessible component parts and systemsand to disclose defects where maintenance, corrective work, and/ or replacement may be recommended. Our inspection report may also recommend additional inspections by appropriate qualified specialists to help provide evaluations including cost estimatesfor corrective work at areas that exhibit evidence of deterioration, damage, defective components of safety concerns that may affect occupancy, use, or thebuilding's current market value.Our report is not a substitute for the property owner(s) " Disclosure Statement" under sections 1102, 1102.2, 1102.4 and 1102.5 of California's Civil Codeand does not relieve the property owner from providing the required disclosure forms under 1102.6. On- Site Inspections, Inc. cannot control theinterpretation nor use of this report by third parties and will assume no legal responsibility for any such interpretation or use because many discussions ofobserved conditions are verbally communicated and explained during the course of the inspection. Buyer is advised that conditions can change since theoriginal inspection was performed and there is no warrantee or guarantee on repairs or on any other defects or conditions that may be present after theinspection was performed. Buyer is advised to retain the services of their own independent inspector or retain On-Site Inspections, Inc. to perform a newinspection. Because of time frames involved in the real estate transaction, this stipulation may not always be possible. Therefore, it is advised that the eventual buyersthat enter into a ratified contract with the sellers for the purchase of the property, contact On- Site Inspections, Inc. for a personal on site consultation andreview of the of the conditions described in the report. The cost of the consultation is one-half (50%) of the original inspection fee paid to On- SiteInspections Inc.Failure to comply with our advise will relieve and hold harmless On- Site Inspections, Inc. of any moral responsibility or legal liability to the properties'eventual buyers because of lack of understanding or possible misinterpretation of disclosed conditions contained within our report.Our inspection follows the current California Real Estate Inspection Association's " Standards of Practice" pursuant to 7196 of the State Business andProfessions Code currently required of professional home inspectors and is attached to this report. In the event any opinion, definition or verbal explanationexpressed and/ or contained in our inspection report is not totally clear in concept, please call us immediately at our office during normal business hours8:00 am to 5:00 pm, Monday through Friday.Thank you for retaining On- Site Inspections, Inc.

Steve RushPresident, On- Site Inspections, Inc.Office # 650 952-5173

NOTICE: This document is to be made part of the original inspection report under the terms and conditions of theStandard Inspection Agreement between On=Site Inspections and Client/ Seller. Upon receipt and acceptance of thisreport, the Inspection Agreement is in force regardless of whether the Agreement is signed by the Seller or Buyer. TheInspection Agreement is attached to this report. If a copy of the Agreement has not been provided, the buyer is tocontact our office for a new original copy to be signed dated and returned acknowledging those terms and conditionsspecified prior to acceptance of this report.

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Table of ContentsINTRODUCTION 5

SITE AND GROUNDS 9

EXTERIOR 10

ROOF COVERINGS AND COMPONENTS 13

PLUMBING SYSTEM 14

WATER HEATER 16

ELECTRICAL SYSTEM 18

HEATING SYSTEM 22

KITCHEN 24

LAUNDRY 25

BATHROOMS 26

BUILDING INTERIOR 28

GARAGE - CARPORT 31

ATTIC AREAS & ROOF FRAMING 33

FOUNDATION/UNDER-FLOOR AREAS 34

CONCLUSION 37

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INTRODUCTION

The purpose of a property inspection is to perform a visual survey of a building and its primary parking structure to inspectthe current condition of its basic readily accessible systems and components. Our inspection and ensuing written report willprovide our client documentation of the inspected systems and components which, in the opinion of the inspector, present asafety hazard, are not functioning properly, or appear to be at the end of their service life. Our inspection report may includerecommendations for correction or further evaluations by specified industry experts. Style or aesthetics shall not beconsidered in determining whether a specific system, structure or component is defective. Our inspection is not technically exhaustive and will be conducted in accordance with the Standards of Practice of theCalifornia Real Estate Inspection Association. (CREIA) A copy of these Standards will be provided upon request or may bedownloaded from CREIA's web site at: www.creia.org.

Components and systems shall be operated with normal user controls only and as conditions permit. We cannot makerepresentations regarding conditions that may be present, but concealed or inaccessible at the time of our inspection.Inspection of areas not accessible at the time of our inspection may be performed upon arrangement and for an additionalfee when adequate access has been provided.

It is the clients' sole responsibility to read this report in its entirety and to research any and all governmental permits requiredby the local authorities related to the property in the sales contract before the close of escrow. The buyer should personallyperform a diligent visual inspection of the property after the seller vacates, before the close of escrow to insure that no"condition" was concealed by personal property and/or stored items while occupied or damaged during the sellers' vacatingthe building. Should any "condition" be revealed that was not addressed by our report prior to or after the close of escrow ,please contact our office immediately for an additional inspection regarding such "condition(s)."

If the client did not attend the inspection, it is the client's responsibility to review the inspection report and address anyquestions or concerns with the inspector before the close of escrow and transfer of title.

CLIENT & SITE INFORMATION

FILE/DATE/TIME:File # Kelly Walsh Date: 08/10/2017 Time: 02:00 PM.

CLIENT NAME:Kelly Walsh.

INSPECTED BY:Steve Rush, Inspector.

ATTENDING:People present: Tenant.

www.creia.org

http://www.creia.org

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BUILDING DESCRIPTION:Approximate age,80l- 90 years old, residential dwelling.

BUILDING ORIENTATION:Any statements made in the body of this inspection report pertaining to left, right, front or rear are referenced to standing infront of and facing the building from the entry door.

OCCUPIED:The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, andcabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspectionreport.

WEATHER/SOIL:Weather conditions during the inspection: Overcast, 50-60 degrees, and the ground was dry.

INTRODUCTORY NOTES

IMPORTANT INFORMATION:• [NOTE] Home inspectors are not licensed by the State of California. The California Business and Professions Code 7195-

7199 sets the standard of care and regulations for home inspection in the State of California. For pertinent informationon the standard of care for home inspection in California, please go to:http://www.on-siteinspections.com/system/files/userfiles/CALIFORNIA_B___P_Code_7195-7196.pdf.

• [NOTE] The inspection and inspection report do not constitute a guarantee or warranty of merchantability or fitnessfor a particular purpose, expressed or implied, or insurance policy, nor is it a substitute for real estate transferdisclosures which may be required by law. This report is the property of On-Site Inspections. This property inspectionhas been performed solely for the client(s) listed at the top of the inspection report or referenced on the inspectionagreement. Due diligence has been performed in an effort to report all visually accessible substantial material defectsassociated with this property. No legal liability shall be assumed by the inspector or the inspector's company to anyparty other than the party named in the inspection report.

• [NOTE] The presence or extent of building code violations is not the subject of this inspection nor included in thisreport. We recommend consulting with the local building authorities having jurisdiction about any/all permits andinspection records with final inspection record sign-off for any modifications and/or additions that may have beenmade to the building. Also inquiries with the Seller regarding any known conditions that may have been inadvertentlyleft off of the seller's required disclosure statements.

• [NOTE] We are not soils or geotechnical engineers and cannot render an opinion regarding soil stability or potentialsoil movement during seismic events, after heavy rains or other acts of nature. If desired, qualified specialists shouldbe consulted on these matters.

• [NOTE] Illustrations used in the report are used by permission by the author of CodeCheck. We wish to thank theauthor, Douglas Hansen for his permission in their use. The illustrations are used as a reference guide to help explainthe findings and/or used to describe building systems and components. They are not intended to describe exactconditions as they exist on each and every property.

• [NOTE] Photographs when used, are simply an aid to convey our findings, they are not intended to enhance thosefindings or diminish any findings not photographed.

www.on-siteinspections.com/system/files/userfiles/CALIFORNIA_B___P_Code_7195-7196.pdf

http://www.on-siteinspections.com/system/files/userfiles/CALIFORNIA_B___P_Code_7195-7196.pdf

http://www.on-siteinspections.com/system/files/userfiles/CALIFORNIA_B___P_Code_7195-7196.pdf

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DEFINITIONS

SAFETY CONCERNS:[SC] Safety Concerns: Conditions noted that may pose a hazard to the occupants, the building or both. These conditionswarrant further evaluation and corrections by a specialist in the appropriate trade.

FURTHER EVALUATION:[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.

CORRECTIONS RECOMMENDED:[CR] Corrections Recommended: Conditions noted in need of maintenance, repair or replacement. We recommend that allcorrections be made by qualified specialists in the appropriate trades.

RECOMMENDED UPGRADE:[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have beenimproved since the building was constructed. These may be, but are not limited to safety related items; such as GFCI protectedreceptacle and smoke alarm locations and the installation of safety glass where subject to human impact.

NOTE:[NOTE] Additional information to the system and/ or component.

SERVICEABLE:Serviceable; As defined in the Websters Dictionary; "That can be of service; ready for use; useful; useable". Means that asystem and/or component was capable of performing its intended function and/or task. It does not imply that the systemand/or component was in perfect or in like new condition or that it would meet every individuals interpretation of anacceptable state.

SATISFACTORY:As defined in the Websters Dictionary; "fulfilling all demands or requirements": Means that a system and/or component wascapable of performing its intended function and/or task. It does not imply that the system and/or component was in perfect orin like new condition or that it would meet every individuals interpretation of an acceptable state.

FUNCTIONED:Functioned; as defined in the CREIA/ASHI Standards of Practice; "Performing its normal, proper and characteristic action".

FAILED:Failed; As defined in Websters Dictionary; "To be deficient or negligent in an obligation, duty, or expectation". If an item didnot function, then it was not serviceable and was considered to have failed.

QUALIFIED:Qualified; As defined in Websters Dictionary; " to provide with proper or necessary skills, knowledge, credentials, etc.; makecompetent: to qualify oneself for a job".

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SPECIALIST:Specialist; as defined in the Websters Dictionary; "A person who specializes in a particular field of study, professional work". Any individual schooled, trained and/or otherwise holds a special knowledge of specific systems or components. Trade schoolor factory trained individuals in specific fields of expertise may be considered a "Specialist" as well as qualified state licensedcontractors in specific occupations.

UTILITY SERVICES

ELECTRICAL SERVICE:Municipal.

GAS SERVICE:Municipal.

WATER/SEWER SERVICE:Municipal, sewage and domestic water supply.

OTHER COMMENTS:All utilities on.

ENVIRONMENTAL INFORMATION

ENVIRONMENTAL CONCERNS:Environmental issues include but are not limited to mold spores, fungus, asbestos, lead paint, lead contamination, radon, toxicwaste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not qualified or licensed to recognize or discuss any of these materials. We may make reference to one or more ofthese materials in this report when we observe one of the common forms of these substances. If further study or analysisseems prudent, the advice and services of the appropriate specialists is recommended. Information related to these productscan be found in the "Homeowners Guide to Earthquake Safety & Environmental Hazards" pamphlet. If you have concerns about mold and other indoor air contaminates, we recommend that you contact CDC (Center for DiseaseControl) at http://www.cdc.gov/nceh/asthma/factsheets/molds/default.html and the EPA (Environmental Protection Agency)@www.epa.gov/iag/molds/i-e-r- plan.html. Please also visithttp://www.on-siteinspections.com/san-francisco-home-inspector-mold.html for additional information.

ENERGY INFORMATION

ENERGY CONSERVATION:Consumer-related questions regarding energy conservation in and around the home, and programs available to assist thehomeowner in financing energy conservation projects, can be obtained by contacting the California Energy Commission. Theirweb site is www.consumerenergycenter.org. Tele. 1-800-555-7794, and their mailing address is:

California Energy Commission Media and Public Communications Office

1516 Ninth Street, MS-29 Sacramento, CA 95814-5504

www.cdc.gov/nceh/asthma/factsheets/molds/default.html

www.epa.gov/iag/molds/i-e-r-

www.on-siteinspections.com/san-francisco-home-inspector-mold.html

www.consumerenergycenter.org

http://www.cdc.gov/nceh/asthma/factsheets/molds/default.html

http://www.on-siteinspections.com/san-francisco-home-inspector-mold.html

http://www.on-siteinspections.com/san-francisco-home-inspector-mold.html

http://www.consumerenergycenter.org

http://www.cdc.gov/nceh/asthma/factsheets/molds/default.html

mailto:@www.epa.gov/iag/molds/i-e-r-

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Kelly Walsh





SITE AND GROUNDS

Our inspection of the building site and grounds includes a visual examination of the grading, hardscape and drainage, withinsix feet of the inspected structure and associated primary parking structure. The components listed below were visuallyexamined for proper function, excessive or unusual wear and general state of repair. Areas concealed from view by anymeans are excluded from this report. The permanently installed components or equipment are checked for basic operation,with exception to lawn sprinklers and low voltage yard lighting or other components specifically excluded. This inspection is avisual observation and does not attempt to determine site drainage performance or the condition of any underground piping,including municipal water and sewer service piping or concealed cleanouts. This inspection is not intended to address orinclude any geological conditions or site stability information. For information in these areas we recommend consulting witha geologist and/or a geotechnical engineer.All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

SITE AND GROUNDS INFORMATION

DRIVEWAY:Materials: Concrete.

FENCING & GATES:Materials: Wood.

SITE AND GROUNDS CONDITION

DRIVEWAY:The driveway was in satisfactory condition.

FENCING & GATES:The yard fencing is in satisfactory condition with common signs of aging and wear present. Periodic maintenance isrecommended to minimize damage and extend the service life.

GRADING/DRAINAGE/LANDSCAPING INFORMATION

TOPOGRAPHY:Uneven.

SITE DRAINAGE:Surface drainageDefinitions: A surface drain system is designed to collect and divert roof and surface water away from the building in anunderground pipe to an appropriate point of discharge. Because the drain systems are underground and not available to view,determining the presence, performance or condition of any drain system installed is not within the scope of this inspection.

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GRADING/DRAINAGE/LANDSCAPING CONDITION

SITE GRADING:The finish grade adjacent to the foundation appeared to be adequate to drain excess surface water away from the building.

DOWNSPOUTS:[FE] The roof drainage system is connected directly into the building drain sewage system. This type of connection is subjectthe drainage back up due to debris from the roof falling into the drainage system resulting in obstruction.RECOMMENDATION: A sewer lateral test or other evaluation of the drainage system by a qualified plumber is recommended,prior to the close of escrow.

EXTERIOR

Our inspection of the building exterior includes a visual inspection of the finished surfaces, siding, windows, doors flashing,decks and railings. These components were inspected for proper function, excessive or unusual wear and general state ofrepair. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks oropenings in the exterior siding, trim, windows and doors are the source of moisture deterioration and damage. Werecommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windowsand doors. Vegetation should be kept trimmed and planted away from the structure. Routine maintenance may extend theservice life and minimize deterioration of the exterior surfaces. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

EXTERIOR INFORMATION

SIDING TYPE:Materials: Stucco and manufactured vinyl siding Stucco; a material usually made of portland cement, sand and a small percentage of lime applied in a plaster onto galvanizedmetal lathe over a vapor barrier to form a hard covering for exterior walls. New stucco is typically pigmented rather thanpainted, and the surface may show absorption of moisture from rains. Stucco cracking can be typical and may be caused bymovement in the wall framing, foundation settling, seismic activity, or stucco shrinkage. Small cracks usually do not need repairand are normally filled when the stucco is painted. Cracks large enough to allow water entry should be caulked or patched. Inrelatively new construction, the bottom of the stucco typically has a metal edge called a "drip screed". The soil surface shouldbe maintained below this edge to prevent moisture and termite entry behind the stucco. In older buildings, the bottom of thestucco often extends below soil level and may conceal moisture or termite entry. These areas should be inspected regularly by apest control firm.

DECKS AND BALCONIES:Materials: Wood.

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EXTERIOR CONDITIONS

STUCCO SIDING:[CR] This building was built in an era before weepscreeds were installed at the bottom edge of the stuccosiding. The stucco was extended into the soil. Thestucco wicks water up out of the soil which causes it todeteriorate from being moist for prolonged periods. RECOMMENDATION: We recommend minimizingmoisture around the building to help protect the stuccoand the foundation from moisture damage.

MANUFACTURED SIDING:The manufactured siding is in satisfactory condition, but had been installed over other siding material. The condition of theunderlying material was inaccessible and the condition of the underlying material is unknown.

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WINDOWS:[FE] Replacement windows have been installedthroughout. Replacement windows can be prone toleakage as they are fit into existing openings and notflashed and sealed as during original construction.RECOMMENDATION: Monitoring the windows aroundthe frames for moisture staining is advised primarilyafter storm activity. All warranties should be providedby the company that installed the windows.[CR] The window sash at the rear garage is deterioratedfrom moisture in the joints. RECOMMENDATION: We recommend the window bereplaced. See On- Site Inspection's wood destroyingpest and organism report for further information.

DECKS AND BALCONIES:[CR] Earth contact was noted to some of the supportframing. These conditions are conducive to moisturerelated deterioration. RECOMMENDATION: Elevating the framing supports onconcrete piers is advised.

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GUARD RAILS:[SC] The guard railings at the rear deck have openingsbetween the balusters ( Intermediate railings) widerthan the present standards dictate. This is a safetyhazard to small children. RECOMMENDATION: Modification in accordance withpresent standards is recommended as an upgrade.Required guards on open sides of stairways, raised floorareas, balconies and porches should have intermediaterails or ornamental closures which do not allow passageof a sphere 4 inches or more in diameter.Porches, balconies or raised floor surfaces located morethan 30 inches above the floor or grade below shouldhave guardrails not less than 42 inches in height. Opensides of stairs with a total rise of more than 30 inchesabove the floor or grade below should have guardrailsnot less than 34 inches in height measured verticallyfrom the nosing of the treads. The balusters should berun vertically to prevent the railing used as a ladderassembly.

ROOF COVERINGS AND COMPONENTS

Our inspection of the roof system includes a visual inspection of the surface materials, penetrations, roof water drainagesystem and structural and mechanical components located above the roof line. We inspected the roofing material fordamage and deterioration. We inspected the roofing material for damage and conditions suggesting limited remainingservice life. We may offer opinions concerning repair and/ or replacement. Opinions stated concerning the roofing materialare based on the general condition of the roof system as evidenced by our visual inspection. Current roof age was notdetermined. The inspector cannot and does not offer an opinion or warranty as to whether the roof is, or will remain, free ofleaks. All roof systems require routine maintenance. Failure to perform routine roof maintenance will usually result in leaksand accelerated deterioration of the roof coverings and flashings. The testing of gutters, downspouts and underground drainpiping is beyond the scope of the inspection. Areas concealed from view by any means are excluded from this report. Allmaintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

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ROOF COVERING AND COMPONENT INFORMATION

INSPECTION METHOD:[FE] The inspector was unable to access the roof due to height. No representations can be made to roof components notvisible for inspection. RECOMMENDATION: We recommend evaluation of the roof conditions by a qualified roofing contractor.

PLUMBING SYSTEM

Our inspection of the plumbing system includes a visual inspection of the exposed portions of the domestic water supplypiping, drain, waste and vent piping, gas piping, faucets, fixtures, valves, drains, traps, exposed pipes and fittings. Theseitems are examined for proper function, excessive or unusual wear, leakage and general state of repair. The hidden nature ofpiping prevents inspection of every pipe and joint. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for their basic operation. Leakage, corrosion,root intrusion or other backup in underground or concealed piping cannot be detected by a visual inspection. Considerationshould be given to a sewer lateral test where a video camera is used to examine the piping. Older fixtures or componentsshould be budgeted for replacement. Supply line shutoffs are not tested. We recommend fixture shutoffs be operatedduring routine maintenance. Our review of the plumbing system does not include landscape irrigation systems, water wells,on-site and/or private water supply systems, off site community water supply systems of private (septic) waste disposalsystems and sewage ejector pump operation. Review of these systems should be performed by qualified specialists beforethe close of escrow. Part of the evaluation should include a sewer lateral test which involves a fiber optic cable and videoimaging on the drainage and sewer piping systems.All maintenance, repairs, corrections or upgrades should be made by qualified specialist's in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

PLUMBING INFORMATION

MAIN WATER SUPPLY PIPING:Materials: Galvanized steel piping.

WATER SUPPLY SHUTOFFEmergency water shut off location: The main water shutoff valve was located in the garage.

POTABLE WATER SUPPLY PIPING SYSTEM:Materials: Copper piping.

DRAIN, WASTE AND VENT PIPING:The drain waste and vent piping within the structure is: Cast iron piping and galvanized steel piping.

GAS SUPPLYGas emergency shut off location: The gas meter and shutoff valve are located in the garage.

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PLUMBING CONDITIONS

MAIN WATER SUPPLY PIPING/ SHUTOFF:The main water shutoff valve had no leakage observed. We do not operate these devices.

WATER SUPPLY PIPING:The visible water supply piping is in satisfactory condition. Other deficiencies may be indicated in the location of the condition.

WATER FLOW:A number of fixtures were operated simultaneously resulting in a functional water flow.Galvanized water piping has a tendency to become corroded in the interior of the piping eventually restricting water flow. Norepresentation can be made on the condition of the piping without disassembling the piping. Verification with the owner onany experience of reduction in water flow at the plumbing fixtures is suggested. Eventual replacement of the piping will benecessary if reduction in flow becomes apparent.

HOSE BIBBS:[RU] There were no vacuum breakers on the exterior hose faucets toprevent back-flow and contamination of the potable water supply. RECOMMENDATION: We recommend installing these devices as anupgrade.Vacuum breakers are used to present siphoning of contaminated waterfrom the hoses into the potable water supply.

DRAINAGE PIPING:The visible waste piping is in satisfactory condition. Other deficiencies may be indicated in the location of the condition.

WASTE FLOW:A number of drains were emptied simultaneously and functioned as intended.

VENT PIPINGThe visible areas of the vent pipes are in satisfactory condition.

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GAS SHUTOFF:[RU] The supply shutoff was accessible. We do not operate these devices. There is no emergency shutoff wrench present. RECOMMENDATION: We recommend providing a wrench or installing aseismic automatic shut off valve for emergencies. The valve can then beturned 90 degrees to shut the gas supply off.

GAS PIPING:The visible areas of the gas piping appeared serviceable. Pressure testing is beyond the scope of a home inspection.

WATER HEATER

Our inspection of the water heater(s) includes a visual inspection of the accessible portions of the tank, gas and/or waterconnections, electrical connections, venting, seismic bracing and safety valves. These items are inspected for excessive orunusual wear, leakage and general state of repair. We do not light pilot lights or activate any system or component that isshut down, unsafe to operate, or does not respond to user controls. Areas concealed from view by any means are excludedfrom this report. Water that has a higher temperature than the manufacturers recommended setting of 120 degrees poses ascald hazard. The water temperature should never be set higher than the manufacturers recommended setting. Allmaintenance, repairs, corrections or upgrades should be made by specialist's in the appropriate trade using approvedmethods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

WATER HEATER INFORMATION

LOCATION:The water heater was located in the garage.

MANUFACTURER:Craftmaster.

MANUFACTURED DATE:2015.

SIZE / GALLONS:40 gallon based on data plate information.

ENERGY TYPE:Natural gas.

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WATER HEATER CONDITIONS

WATER PIPES:The shutoff valve and visible water supply connectors are in satisfactory condition and were insulated to minimize heat loss.

VENTING SYSTEM:The visible areas of the flue vent piping were intact and secured at the connections.

TEMPERATURE / PRESSURE RELIEF VALVE:[SC] The temperature & pressure relief valve's discharge line was too short. This condition is non complying to industrystandards and presents a safety hazard.RECOMMENDATION: We recommend installing an approved discharge line that extends to the exterior and terminates close tothe ground facing downward by a qualified plumbing contractor.A temperature and pressure relief (TPR) valve is a safety valve that releases excess pressure from the water heater in the eventthe regulator fails. It is an important safety device that can prevent a dangerous explosion. Hot water may occasionally drip orspray from the valve discharge pipe, triggered by changes in water pressure. Leaky valves may fail from encrusted mineralresidue, and should be replaced. Most TPR valve manufacturers recommend the valve be tested once a year.

TANK LOCATION:The water heater ignition source/pilot light was elevated 18" inches or more above the floor.

TANK CONDITIONS:The water heater tank is in satisfactory condition. No leakage was noted.The life of a water heater may be extended by periodically removing the sediment that builds up in the tank. Attach a gardenhose to the drain valve at the bottom and open the valve until the water runs clear. Drain valves commonly drip, and can berepaired by installing a plastic cap. The temperature adjustment control should be kept in the middle range; the watertemperature should never be set hot enough to scald someone accidentally. The life of a water heater may also be extended byreplacement of the sacrificial anode. These are generally designed to last only five years, and replacement anodes can beobtained at plumbing supply stores.

SEISMIC BRACING:The water heater was double strapped and stabilized/blocked to resist movement.

COMBUSTION AIR:Adequate combustion air supply for the water heater was provided. Adequate ventilation for all fuel burning appliances is vitalfor their safe operation.

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ENERGY SUPPLY:[CR] A drip leg/ sediment trap is not installed on the gas supply. The dripleg/ trap is used to collect sediment and moisture before it can reach andclog the burner orifice RECOMMENDATION: We recommend installation of a sediment trap by aqualified plumbing contractor.

CONTROLS:The temperature control was set in the "normal range".

ELECTRICAL SYSTEM

Our inspection of the electrical system includes a visual inspection of the exposed and accessible branch circuit wiring,service panels, overcurrent protection devices, a representative sampling of light fixtures, switches and receptacles. Visuallyaccessible lights and receptacles were checked for basic operation only. Service equipment, proper wiring methods,grounding, bonding and overcurrent protection are focal points. The hidden nature of the electrical wiring preventsinspection of every length of wire. Areas concealed from view by any means are excluded from the report. Telephone, video,audio, security system and other low voltage wiring was not included in this inspection. The operation of timer controldevices, if installed was not verified. The location of GFCI circuit protection devices will be identified when present. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using

approved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

ELECTRICAL SERVICE INFORMATION

SERVICE FEEDER TYPE:Overhead.

MAIN DISCONNECTMain disconnect location: The main electrical panel and disconnect are located in the garage.

SERVICE RATING:120/240 volt system, rated at 100 Amperes based on main disconnect label.

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SERVICE WIRING:Material observed: Copper.

BRANCH WIRING:Material observed: Copper. Wire system types : Non-metallic sheathed cable, conduit, knob and tube.

DISCONNECT TYPE:Circuit breakers.

GROUNDING:Water piping.

ELECTRICAL SERVICE CONDITIONS

SERVICE RATING:The capacity rating of the electrical service for this structure appeared adequate.

SERVICE WIRING:The overhead service wires and weatherhead are in satisfactory condition.

GROUNDING:The grounding electrode connections are proper.Modern electrical services are typically grounded to thewater piping within five feet of where it enters thebuilding, a driven rod in the earth, and/or steel rodsembedded in the foundation. Older electrical services aretypically grounded only to the water piping. A groundingconductor is often visible at the main panel, but it is notpossible to locate the grounding connection. The gaspiping and other metallic interior piping should bebonded to the grounding system, including a "bondingjumper" across any removable components in the metalpiping of the building (i.e.: water pressure regulator,water softener, water meter).

MAIN PANEL:The circuit breakers in the panel are labeled. The accuracy of the labeling was not verified. The panel is provided with a maindisconnect breaker to shut down all power to the building.

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WORKMANSHIP:The visually accessible wiring and system components within the panel are in satisfactory condition.

BREAKER, FUSE PROTECTION/ CONDUCTORS:The breakers to conductor wire connections were compatible where visible within the panel.

BRANCH CIRCUIT CONDITIONS

RECEPTACLES:The representative sampling and visually accessible receptacle outlets functioned as intended. Other deficiencies may beidentified in the location of the conditions.

SWITCHES:The representative sampling and visually accessible switches functioned as intended. Other deficiencies may be identified inthe location of the conditions.

LIGHTS AND FIXTURES:[CR] The light fixture at the garage ceiling was removed

or missing and the wires were left exposed. RECOMMENDATION: We recommend correction by aqualified electrical contractor.

WIRING:[SC] Exposed non metallic sheathed cable wires subject to mechanical damage and subject to accidental contact were notedat the left side garage. Protection of these wires is recommended to provide an adequate safety measure and damage to thewiring. RECOMMENDATION: We recommend correction by a qualified electrical contractor.

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GFCI DEVICES:GFCI (Ground Fault Circuit Interrupter) protectiondevices are located in the following areas: bathroomsand kitchen. Ground Fault Circuit Interrupters are breakers orreceptacle outlets designed to protect against electricalshocks. In recent years most jurisdictions have requiredground fault protection for outlets in bathrooms,exteriors, basements, and garages. Recent regulationsalso require GFCI receptacles or breakers for all kitchencountertop outlets and for wet bars. A single GFCIreceptacle may be used to protect other outletsdownstream from it on the same circuit. GFCI outletsand breakers have test buttons that should be operatedperiodically to assure the devices are functioningproperly.

AFCI DEVICES:[RU] AFCI circuit breakers are not installed on currently required circuits All outlet boxes and circuits except those on GFCIprotected circuits are currently required to be AFCI protected. This would include lighting and smoke alarms. An outlet box isnot only receptacles based on National Electrical Code definitions.RECOMMENDATION: We recommend installation of AFCI circuits as a safety upgrade by a qualified electrician.An AFCI is an electrical circuit protection device (circuit breaker) that detects electrical arcs from cracked, broken or damagedelectrical insulation and shuts off power to the circuit before the arcing leads to a fire. An electronic component failure insidethe AFCIs can cause the devices to not detect an electrical arc.

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HEATING SYSTEM

Our examination of the heating system includes a visual inspection of the exposed and accessible heating equipment,thermostat, safety controls, venting and the means of distribution. Our inspection of the heating system includes activatingthe heating system via the thermostat and a visual inspection of the components listed below. Thermostats are not checkedfor calibration or timed functions. Those components listed are inspected for proper function, excessive or unusual wear andgeneral state of repair. Heat exchangers are inaccessible by design and must be completely removed from the furnace to beevaluated, therefore determining the condition of heat exchangers is beyond the scope of a home inspection. Heat flow fromregisters, steam radiators, floor or ceiling radiant heat systems is not in the scope of this inspection. Areas concealed fromview by any means are excluded from this report. We do not light pilot lights or activate any system or component that isshut down, unsafe to operate, or does not respond to user controls. Routine maintenance is recommended per themanufacturers specifications and operating conditions. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

HEATING SYSTEM INFORMATION

TYPE & FUEL:Forced air natural gas fired system.

LOCATION:The heating unit is located in the garage.

MANUFACTURER:Premier.

MANUFACTURED DATE:1986.

APPROXIMATE BTU'S:80,000 btu's.

FILTER TYPE:Disposable.

HEATING SYSTEM CONDITIONS

HEATING UNIT:[FE] The furnace is an older unit showing wear characteristics. No recent service tags were noted on the heating unit. RECOMMENDATION: It is suggested that a service inspection and cleaning of the unit be performed by a qualified heatingcontractor prior to the sale or transfer of property and routinely (every six months) thereafter. Budgeting for replacement isrecommended.

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HEAT EXCHANGER:The heat exchanger was not visible to inspect without dismantling the unit, which is beyond the scope of the inspection.

VENTING SYSTEM:The visible areas of the flue vent piping were intact and secured at the connections.

COMBUSTION AIR:The combustion air supply for the furnace appeared adequate.

ENERGY SUPPLY:The gas shutoff valve appeared to be in satisfactory condition.

BURNERS:[SC] The NOx (nitrogen oxide) rods located above the burners were they were damaged and deteriorated.RECOMMENDATION: We recommend further evaluation and correction of the conditions noted by a qualified heatingspecialist. NOx rods are installed above the burners to control the emission of nitrogen oxide compounds.

BLOWER / FILTER:The blower and filter are in satisfactory condition. Periodic maintenance by cleaning and/or replacement of dirty filters isrecommended to help the efficiency of the furnace and to help alleviate air borne dust and allergens.

RETURN AIR PLENUM:The return air ducting is in satisfactory condition.

HEATING SYSTEM ELECTRICAL DISCONNECTThe heating system is provided with an electrical disconnect. The electrical disconnect allows the unit to be shut off whenservicing or repairs are performed without relying solely on the thermostat. We recommend that the unit disconnect be shutoff when repairing, servicing or replacing the filters.

THERMOSTAT:The thermostat was operated and the system responded.

DUCTING SYSTEM

TYPE:Plastic covered and insulated flexible ducting.

CONDITION:The visible areas of the conditioned air ducts are in satisfactory condition.

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KITCHEN

Our inspection of kitchen includes a visual inspection of the readily accessible portions of the floors, wall, ceilings, cabinets,countertops and appliances. The kitchen was inspected for proper function, excessive or unusual wear and general state ofrepair. We tested built in appliances using normal operating controls. Accuracy and/ or function of clocks, timer controls,temperature controls, and oven self cleaning functions is beyond the scope of this inspection. Refrigerators are not tested orinspected. Areas concealed from view by any means are excluded from this report. All maintenance, repairs, corrections orupgrades should be made by qualified specialists in the appropriate trade using approved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

CABINETS AND COUNTERTOPS:The cabinets and countertop are in satisfactory condition.[CR] The rigid grout joint between the countertop and the backsplash is cracked or has separated. This can allow moisture anddamage to the adjacent walls and cabinet below.RECOMMENDATION: Caulking the joint with a proper sealant is recommended.

SINK AND SINK PLUMBING:The faucet, sink and piping were operated and functioned as intended. No leakage was observed.

RECEPTACLES:The accessible countertop GFCI receptacles were tested and functioned as intended.

LIGHTS AND FIXTURES:The representative sampling and visually accessible lights functioned as intended.

DISPOSAL:The garbage disposal functioned.

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DISHWASHER:The dishwasher was filled and advanced through the"Normal Wash Cycle". The dishwasher was not runthrough a complete wash cycle. No leakage wasobserved.[RU] The dishwasher was connected directly to the sinkdrain.RECOMMENDATION: Installation of an air gap device toprevent back siphoning is recommended.

COOKING APPLIANCE:TYPE: Natural gas freestanding range. The range burners and oven functioned.

LAUNDRY

The visible areas of the walls, ceilings, floors, cabinets and counters were observed to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles,conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines andwater/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for longperiods of time without being operated and are subject to leak when turned off and the present equipment is removed. Werecommend checking these valves for evidence of leakage during your final walk-thru before closing escrow. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

LOCATION:Located in the garage.

WASHER SERVICE:No visible leaks were observed at the laundry faucets. A washing machine was connected. We do not operate the faucets ormachines.

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DRYER SERVICE:The dryer hookup was provided for an electric unit only. A 220 volt dryer receptacle was installed. The receptacle was nottested for operation.

DRYER VENTING:Dryer venting was provided and terminated at the exterior.

BATHROOMS

Our inspection of the bathrooms includes a visual inspection of the readily accessible portions of the walls, floors, ceilings,cabinets, countertops and plumbing fixtures. Bathrooms are visually inspected for water damage, deterioration to floors andwalls, proper function of components, active leakage, excessive or unusual wear and general state of repair. Bathroomfixtures are run simultaneously to check for adequate water flow and volume. Fixtures are tested using normal operatingfeatures and controls. Areas concealed from view by any means are excluded from this report. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

VENTILATION:The ventilation was provided by a openable skylight which appeared adequate.

LIGHTS AND FIXTURES:The lights were operated and functioned as intended.

RECEPTACLES:The accessible receptacles were serviceable and GFCI protected where required.

CABINETS AND COUNTERTOPS:[CR] The base of the cabinet is deteriorated. RECOMMENDATION: Remove damaged wood. Repair as necessary. See On- Site Inspection's wood destroying pest andorganism report for further information.

SINK AND SINK PLUMBING:The faucet, sink and piping functioned as intended. No leakage was observed.

TOILETS:The toilet functioned. No leakage was observed.

ENCLOSURE:The enclosure is provided with safety glass markings.

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SHOWER CONDITIONS:[CR] The shower valves were not sealed to the wall. Thisis a potential leak source. RECOMMENDATION: We recommend correcting thiscondition to prevent moisture intrusion into concealedspaces.

BATHTUB CONDITIONS:[CR] The mixing valve leaked at the handle whenoperated. RECOMMENDATION: We recommend further evaluationand correction of the conditions noted by a qualified plumber.

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[CR] Corrosion was noted to the area around the drain. This condition is conducive to leakage and deterioration.

RECOMMENDATION: We recommend replacement ofthe tub. Correction would require removal of the tubsurround and enclosure. We recommend cost estimatesby qualified general contractor.

BUILDING INTERIOR

Our inspection of the interior includes a visual inspection of the readily accessible portions of the walls, ceilings, floors,doors, windows, fastened cabinetry, stairways and railings. These features are examined for proper function, excessive orunusual wear and general state of repair. A representative sampling of the accessible doors, windows, lights, receptacles andpermanently installed components or equipment are checked for basic operation. In some cases, all or portions of thesecomponents may not be visible because of furnishings and personal items. Moving furniture or appliances, removal or pullingback carpeting or other destructive testing was not performed and is beyond the scope of this inspection. Areas concealedfrom view by any means are excluded from this report. Determining the condition of insulated glass windows is not alwayspossible due to temperature, weather and lighting conditions. Insulated glass window seals can fail at any time. Allfireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors must be installedbefore transfer of title and should be installed in locations recommended by the local jurisdiction and according to thedetector(s) manufacturer's instructions. We recommend older homes be upgraded to meet the current smoke detectorinstallation standards for added occupant safety. To examine or test smoke detector(s) is outside the scope of thisinspection. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

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INTERIOR ROOMS INFORMATION

ROOMS INSPECTED:All interior rooms considered to be habitable living spaces were inspected, unless stated otherwise.

WALLS/CEILINGS:Materials: Gypsum board.

WINDOW TYPE:Materials: There was a combination of single/non-thermal and double/thermal pane windows installed.

FIREPLACES:Fireplace's: One, masonry wood burning.

SMOKE DETECTORS:Smoke detectors were noted at the hallways andbedrooms.Smoke detectors should be installed on every floor andin hallways near sleeping areas. Most jurisdictions nowrequire that smoke detectors also be installed in eachbedroom in new construction or when modificationsexceeding $1000 in value are made. Direct wired smokedetectors should also have backup batteries so they willfunction in a power outage. Smoke detectors should betested routinely by following the instructions in thedetector operating manual. Fire extinguishers should beprovided in kitchens and garages for emergency use. Wealso advise CO or carbon monoxide detectors beinstalled in buildings with gas-fired heating systems inaccordance with current requirements and in accordancewith manufacturer's installation instructions.[NOTE] Ionization smoke detectors have been proven tobe ineffective in household fires by adequately alertingthe occupants to a smoldering fire. Replacement of alldetectors with photoelectric detectors is advised.

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CARBON MONOXIDE DETECTORS:A carbon monoxide detector was noted at the hallway. As of July 1, 2011. the owner of a dwelling unit intended for human occupancy must install a carbon monoxide device in eachexisting dwelling unit having a fossil fuel burning heater, appliance, fireplace, or an attached garage. The required carbonmonoxide devices must be installed between now in existing single-family dwellings and between now and January 1, 2013 forexisting multi-dwelling units.

INTERIOR ROOMS CONDITIONS

SMOKE DETECTOR:Smoke detectors are present. Pushing the test button only checks horn function. Simulated smoke is required to perform anoperational check of the smoke detector. To examine or test smoke detectors is outside the scope of the inspection. Regulartesting with simulated smoke is recommended.

CARBON MONOXIDE DETECTOR:A carbon monoxide detector was present. Pushing the test button only checks horn function. To examine or test detectors isoutside the scope of the inspection.

WALLS AND CEILINGS:The visible areas of the walls and ceiling are in acceptable condition.

FIREPLACES:[SC] The hearth extension was too small for the fireplace opening. This condition is non conforming and presents a potentialfire safety hazard. RECOMMENDATION: We recommend modification of the extension in accordance with industry standards.

INTERIOR DOORS:[CR] The mirror in the master bedroom wardrobe door was cracked/broken. RECOMMENDATION: We recommend replacement of the door.

EXTERIOR DOORS:The exterior doors are in satisfactory condition.

WINDOWS:We operated a representative sampling of the windows. All windows were checked for proper functioning, cracked or brokenglass, or for the presence or condition of screens. This inspection does not include areas that are obscured by furniture,carpets, coverings, or any other items.[CR] Condensation/stains were noted between the thermal glass panes in the master bedroom window. This conditionindicates a failure of the seal used to insulate between the glass panes. There is no easy fix for this condition. Replacement isthe only alternative. RECOMMENDATION: We recommend further evaluation and corrections by a window specialist. Double-paned windows/doors reduce street noise and improve efficiency of heating/cooling systems. The space between thepanes is factory sealed. If a seal is broken, air from the environment may enter the formerly sealed space. This condition maycause condensation or fogging in the windows, depending on the climatic conditions. We cannot assure the seal on each andevery window, but we will note in the report the presence of visible condensation, fogging and/or moisture staining observedduring the inspection.

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STAIRWELLS:[SC] The handrail at the stairs did not have an " endreturn" to the wall. This condition can allow clothing tobecome snagged on the rail end creating a safetyhazard.RECOMMENDATION: We recommend installation of anend return on the handrail as a safety upgrade.Handrails should be provided on at least one side ofeach continuous run of treads or flight with four or morerisers. Handrail height, measured vertically from thesloped plane adjoining the tread nosing, or finish surfaceof ramp slope, should be not less than 34 inches and notmore than 38 inches.Handrails for stairways should be continuous for the fulllength of the flight, from a point directly above the topriser of the flight to a point directly above lowest riser ofthe flight. Handrail ends should be returned or shallterminate in newel posts or safety terminals. Handrailsadjacent to a wall should have a space of not less than 11/2 inch between the wall and the handrails.

GARAGE - CARPORT

The visually accessible areas of the walls, ceilings, floors, cabinets and counters were observed to determine their currentcondition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights,receptacles and permanently installed components or equipment are checked for basic operation. The garage door balanceand spring tension should be checked regularly by a garage door specialist. All garage door openers should have functionalauto-reverse system safety features for child safety. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

GARAGE INFORMATION

TYPE & LOCATION:Two car attached garage.

INTERIOR WALLS:Materials: Unfinished.

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INTERIOR FLOOR:Materials: Concrete.

GARAGE VEHICLE DOOR(S):Door types: Roll up.

GARAGE CONDITIONS

FRAMING:[RU] There is living space built over the garage which is considered to be a soft story. No shear wall was installed around theoverhead door opening as a seismic upgrade. RECOMMENDATION: Installation of shear wall bracing should be installed as a seismic upgrade to limit the amount of damagecaused by a seismic event.

INTERIOR WALLS AND CEILING:[FE] Portions of the interior walls of the garage were not visible for inspection due to stored personal items. No representationscan be made to areas not visible for inspection.RECOMMENDATION: We recommend further inspection of the garage and other systems and components after the itemshave been removed or made accessible, prior to the close of the transaction.

GARAGE FLOOR:The visible areas of the garage floor are in satisfactory condition.

DOOR OPENERS:The automatic overhead garage door safety retraction device was tested and found to be in satisfactory operable condition.It is recommended that this important safety device be frequently tested to confirm proper operation not only to help preventpossible vehicle damage, but potential personal injury to small children.

GARAGE VEHICLE DOOR:The door was operated and is in satisfactory condition .

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FIRE WALL:[RU] The ceiling between the living space and garage isnot fire rated. RECOMMENDATION: Upgrading the ceiling intocompliance with current building standards isrecommended to help prevent the spread of fire.Current standards require the wall/ ceiling between thegarage and living space and the opening into the garagefrom the attic be a one-hour fire rated assembly.

FIRE DOOR:[RU] The present standards require the door between the garage and living space to be of fire resistive construction and havean automatic closer. The present door is not a fire rated assembly.RECOMMENDATION: We recommend the door be replaced and upgraded with a rated fire door with an automatic closingdevice in accordance with current building standards and practices.

GARAGE STAIRS:[SC] There are no handrails where needed at the garage stairs. RECOMMENDATION: We recommend installation of handrails for the safety of the occupants.

ATTIC AREAS & ROOF FRAMING

Our inspection of the attic includes a visual inspection of the accessible areas of the attic and roof framing to determine theircurrent condition. We inspected these systems and components for proper operation, excessive or unusual wear, generalstate of repair, leakage, ventilation and improper modifications. When low clearances and deep insulation prohibit walking inthe attic, inspection is performed from the access opening only. Areas concealed from view by any means are excluded fromthis report. Thermostatically operated attic vent fans are excluded from the inspection. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

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ROOF STRUCTURE/ ATTIC INFORMATION

ATTIC ACCESS:Due to the low slope roof design, the structure does not incorporate an attic space. The roof structure is enclosed and notavailable to view.

FOUNDATION/UNDER-FLOOR AREAS

The foundation elements of the building include, but are not necessarily limited to, a perimeter foundation, footings and aconcrete floor slab. Our inspection of theses components includes a visual inspection of the exposed portions of these itemswhenever possible. These components were inspected for proper function, excessive or unusual wear and general state ofrepair. Areas of the foundation and/or structural components of the building that are installed at or below grade level,and/or behind walls were considered inaccessible. Areas concealed from view by any means are excluded from this report. Evaluating the structural integrity of a structural building component is beyond the scope of a home inspection.The inspector's observations take into account the age of the building and the construction standards of that time. Olderbuildings may lack many of the modern framing and seismic connections presently being utilized. Foundations may havecuring cracks that do not represent a structural problem. All concrete experiences some degree of cracking due to shrinkagein the drying process. If large cracks are present along with movement or other unusual conditions, we recommend furtherevaluation by a structural engineer, foundation specialist or a geologist. All exterior grades should allow for surface and roofwater to be diverted away from the foundation system.All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade usingapproved methods.[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade

FOUNDATION/ SUBSTRUCTURE INFORMATION

FOUNDATION TYPE:Foundation types observed: Raised foundation with a concrete perimeter and interior wood beams supported by concretepiers.

SUBSTRUCTURE FRAMING:Type: Boards nailed across wood joists.

ACCESSIBILITY:Basement/garage.

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FOUNDATION/ SUBSTRUCTURE CONDITIONS

FOUNDATION:

[FE] There was significant cracking and movement in portions of the foundation at the left side and rear. It is beyond the scopeof this inspection in determining any loss of structural integrity.RECOMMENDATION: We recommend further evaluation by a qualified civil or structural engineer to determine the structuralintegrity, the cause of the movement and what corrective steps are needed to help minimize further movement.

ANCHOR BOLTS/FASTENERS:[RU] There were no anchor bolts or seismic connections observed between the house framing and the foundation. RECOMMENDATION: We recommend the building be bolted and/or fastened to the foundation using the appropriatemethods to accommodate the construction design of the home as an upgrade for earthquake safety.

MUDSILL:The visible portions of mudsill were in acceptable condition.

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CRIPPLE WALLS:[RU] The cripple walls supporting the first floor lackedshear paneling which was common for this age ofconstruction. RECOMMENDATION: We recommend installing plywoodshear paneling as an upgrade to increase resistance toearthquake damage.The installation of bracing panels (often referred to as"shear paneling") on wall framing provides earthquakeand wind resistance. It is typically used on the wallsbetween the foundation and floor framing and aroundgarage door openings. The panels should be nailed at alledges and at the intermediate members. It may benecessary to add blocks between the vertical studs to getbearing on all edges of the panels. Minimum nailspacing is usually 6 inches and engineers oftenrecommend nailing at 3 or 4 inches for greater strength.Ventilation should be provided in each stud space whenshear paneling is added to the inside of exterior subareawalls. Ventilation is usually provided by drilling 2-inchdiameter holes in the panels at the top and bottom ofeach stud bay. Please go to :http://www.on-siteinspections.com/system/files/userfiles/reports/homeownwers-guide-to-earthquake-safety.pdf for further information.

FLOOR JOISTS:[CR] Excessive notching of the floor joists for plumbingrepairs, modifications or original installation were notedunder the bathroom.RECOMMENDATION: We recommend proper repair asnecessary by a qualified tradesperson.

www.on-siteinspections.com/system/files/userfil

http://www.on-siteinspections.com/system/files/userfil

http://www.on-siteinspections.com/system/files/userfiles/reports/homeownwers-guide-to-earthquake-safety.pdf

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Kelly Walsh





BEAMS:[RU] The beams were in acceptable condition, howeverno gussets or mechanical connections were made at thepost to beam connection. RECOMMENDATION: Installation of mechanicalconnectors is recommended as a seismic upgrade.

SUBFLOOR:Portions of the subfloor was inaccessible and not visible for inspection due to insulation installed.

INSULATION:[RU] Only portions of the underfloor areas are insulated.RECOMMENDATION: Consideration should be given to insulating all underfloor areas as a energy efficiency upgrade.[CR] The insulation was installed in the under floor area upside down, with vapor barrier exposed. RECOMMENDATION: We recommend the insulation be removed and reinstallation with the vapor barrier facing theconditioned space.

CONCLUSION

CONCLUDING COMMENTS:

CONCLUSION:Many of the conditions found were consistent with older dwellings. Some upgrades should be considered to bring the dwellinginto conformance with current building standards and practices.

461 Alta Vista Dr.So. San Francisco, Ca. 98080

Scheduling:/ Cell 650 520-6953 Off/ VM ./ Fax 650 952-5173email: [email protected]

STANDARD RESIDENTIAL INSPECTION AGREEMENTTHIS IS INTENDED TO BE A LEGALLY BINDING CONTRACT, PLEASE READ IT CAREFULLY

CLIENT: Kelly Walsh

INSPECTION ADDRESS: 91 Lobos St. San Francisco, CA SCOPE OF THE INSPECTION: The real estate inspection to be performed for Client is a survey and basic operation of the systems andcomponents of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with informationregarding the general condition of the building(s). Inspector will prepare and provide Client a written report for the sole use and benefit of Client.The written report shall document any material defects discovered in thebuilding’s systems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear tobe at the ends of their service lives. The inspection shall be performed inaccordance with the Standards of Practice of the California Real EstateInspection Association (CREIA), attached hereto and incorporated

herein by reference, and is limited to those items specified herein.CLIENT’S DUTY: Client agrees to read the entire written report when it is received and promptly call Inspector with any questions or concernsregarding the inspection or the written report. The written report shall be the final and exclusive findings of Inspector. Client acknowledges that Inspector is a generalist and that further investigation of a reported condition by an appropriate specialist may provide additional information which can affect Client’s purchase or selling decision. Client agrees to obtain further evaluation of reported conditions before removing any investigation contingency and prior to the close of the transaction. In the event Client becomes aware of a reportable condition which was not reported by Inspector, Client agrees to promptly notifyInspector and allow Inspector and/or Inspector’s designated representative(s) to inspect said condition(s) prior to making any repair, alteration, or replacement. Client agrees that any failure to so notify Inspector and allow inspection is a material breach of this Agreement.ENVIRONMENTAL CONDITIONS: Client agrees what is being contracted for is a building inspection and not an environmental evaluation. The inspection is not intended to detect, identify, or disclose any health or environmental conditions regarding this building or property, including, but not limited to: the presence of asbestos, radon, lead, urea-formaldehyde, fungi, molds, mildew, PCBs, or othertoxic, reactive, combustible, or corrosive contaminants, materials, or substances in the water, air, soil, or building materials. The Inspector is not liable for injury, health risks, or damage caused or contributed to by these conditions.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 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 homewarranty, guarantee, or insurance policy of any kind whatsoever. No legal action or proceeding of any kind, including those sounding in tort

or contract, can be commenced against

Inspector/Inspection Company or its officers, agents, or employees more thanone year from the date Client discovers, or through the exercise of reasonablediligence should have discovered, the cause of action. In no event shall the timefor commencement of a legal action or proceeding exceed two years from thedate of the subject inspection. THIS TIME PERIOD IS SHORTER THAN

OTHERWISE PROVIDED BY LAW. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their heirs, successors, and assigns. This Agreement constitutes theentire integrated agreement between the parties hereto pertaining to the subject

matter hereof and may be modified only by a written agreement signed by allof the parties hereto. No oral agreements, understandings, or representationsshall change, modify, or amend any part of this Agreement. Each party signing this Agreement warrants and represents that he/she has the full capacity and authority to execute this Agreement on behalf of the named party. If this Agreement is executed on behalf of Client by any third party, theperson executing this Agreement expressly represents to Inspector that he/shehas the full and complete authority to execute this Agreement on Client’s behalf and to fully and completely bind Client to all of the terms, conditions,limitations, exceptions, and exclusions of this Agreement.LIMITATION OF LIABILITY: Any dispute, controversy, interpretation orclaim including claims for, but not limited to, breach of contract, any form ofnegligence, fraud or misrepresentation arising out of, from or related to thiscontract or arising out of, from, or related to the inspection and inspectionreport and found in favor of the client shall not exceed (5) five times theinspection fee paid. SEVERABILITY: Should any provision of this Agreement be held by a court of competent jurisdiction to be either invalid or unenforceable, the remaining provisions of this Agreement shall remain in full force and effect, unimpaired by the courts holding.MEDIATION: The parties to this Agreement agree to attend, in good faith, mediation with a retired judge or lawyer with at least 5 years of mediation experience before any lawsuit is filed. All notices of mediation must be servedin writing by return receipt requested allowing 30 days for response. If no response is forthcoming the moving party may then demand binding arbitration under the terms and provisions set forth below. ARBITRATION: Any dispute concerning the interpretation or enforcement of this Agreement, the inspection, the inspection report, or any other dispute arising out of this relationship, shall be resolved between the parties by binding arbitration conducted in accordance with California Law, except that the parties shall select an arbitrator who is familiar with the real estate profession. The parties agree that they shall be entitled to discovery procedures within the discretion of the arbitrator. The arbitrator shall manage and hear the case applying the laws of the State of California to all issues submitted in the arbitration proceeding. The award of the arbitrator shall be final, and a judgment may be entered on it by any court having jurisdiction. Any disputes are to be arbitrated by: Judicial Arbitration and MediationService (JAMS®)

Inspection fee: $ 525

Other: Termite Inspection fee: $ 300

Total: $ 825

Client acknowledges having read and understood all the terms,conditions, and limitations of this Agreement and voluntarily agreesto be bound thereby and to pay the fee(s) listed here

All fees due and payable at the time of the inspection! Credit cards are accepted. Ourcancellation policy requires a 48 notice. All utilities must be on. All areas must be made readilyaccessible. Failure to provide access or utility(s) off requiring a reinspection will incur a

reinspection fee. Note: All payments made by credit card will incur a 3% processing fee.

Client:__________________________________________________________________________________Date:________________________Authorized Agent Having Authority:___Signature on file________________________________________ _ Date:_______________________

Inspector:_________ _______________________________________________________Date:_08/03/2017

CONTRACT INCLUDES 3 PAGES — PAGE 1

mailto:[email protected]

RESIDENTIAL STANDARDS OF PRACTICE – FOUR OR FEWERUNITS

Part I. Definitions and ScopeThese Standards of Practice provide guidelines for a real estate inspection

and define certain terms relating to these inspections. Italicized words inthese Standards are defined in Part IV, Glossary of Terms.A. A real estate inspection is a survey and basic operation of the systems andcomponents of a building which can be reached, entered, or viewed withoutdifficulty, moving obstructions, or requiring any action which may result indamage to the property or personal injury to the Inspector. The purpose ofthe inspection is to provide the Client with information regarding the generalcondition of the building(s). Cosmetic and aesthetic conditions shall not beconsidered.B. A real estate inspection report provides written documentation ofmaterial defects discovered in the inspected building’s systems andcomponents which, in the opinion of the Inspector, are safety hazards, arenot functioning properly, or appear to be at the ends of their service lives.The report may include the Inspector’s recommendations for correction orfurther evaluation.C. Inspections performed in accordance with these Standards of Practice arenot technically exhaustive and shall apply to the primary building and itsassociated primary parking structure.

Part II. Standards of PracticeA real estate inspection includes the readily accessible systems andcomponents or a representative number of multiple similar components listedin SECTIONS 1through 9 subject to the limitations, exceptions, andexclusions in Part III.

SECTION 1 – Foundation, Basement, and Under-floor AreasA. Items to be inspected:1. Foundation system2. Floor framing system3. Under-floor ventilation4. Foundation anchoring and cripple wall bracing5. Wood separation from soil6. InsulationB. The Inspector is not required to:1. Determine size, spacing, location, or adequacy of foundationbolting/bracing components or reinforcing systems2. Determine the composition or energy rating of insulation materials

SECTION 2 – ExteriorA. Items to be inspected:1. Surface grade directly adjacent to the buildings2. Doors and windows3. Attached decks, porches, patios, balconies, stairways, and their enclosures4. Wall cladding and trim5. Portions of walkways and driveways that are adjacent to the buildingsB. The Inspector is not required to:1. Inspect door or window screens, shutters, awnings, or security bars2. Inspect fences or gates or operate automated door or gate openers or theirsafety devices3. Use a ladder to inspect systems or components

SECTION 3 – Roof CoveringA. Items to be inspected:1. Covering2. Drainage3. Flashings4. PenetrationsB. The Inspector is not required to:1. Walk on the roof surface if in the opinion of the Inspector there is riskof damage or a hazard to the Inspector2. Warrant or certify that roof systems, coverings, or components are freefrom leakage

SECTION 4 – Attic Areas and Roof FramingA. Items to be inspected:1. Framing2. Ventilation3. Insulation

B. The Inspector is not required to:1. Inspect mechanical attic ventilation systems or components2. Determine the composition or energy rating of insulation materials

SECTION 5 – PlumbingA. Items to be inspected:1. Water supply piping2. Drain, waste, and vent piping3. Faucets and fixtures4. Fuel gas piping5. Water heaters6. Functional flow and functional drainageB. The Inspector is not required to:1. Fill any fixture with water or inspect overflow drains or drain-stops, orevaluate backflow devices, waste ejectors, sump pumps, or drain linecleanouts2. Inspect or evaluate water temperature balancing devices, temperaturefluctuation, time to obtain hot water, water circulation, or solar heatingsystems or components3. Inspect whirlpool baths, steam showers, or sauna systems orcomponents4. Inspect fuel tanks or determine if the fuel gas system is free of leaks5. Inspect wells or water treatment systems

SECTION 6 – ElectricalA. Items to be inspected:1. Service equipment2. Electrical panels3. Circuit wiring4. Switches, receptacles, outlets, and lighting fixturesB. The Inspector is not required to:1. Operate circuit breakers or circuit interrupters2. Remove cover plates3. Inspect de-icing systems or components4. Inspect private or emergency electrical supply systems or components

SECTION 7 – Heating and CoolingA. Items to be inspected:1. Heating equipment2. Central cooling equipment3. Energy source and connections4. Combustion air and exhaust vent systems5. Condensate drainage6. Conditioned air distribution systemsB. The Inspector is not required to:1. Inspect heat exchangers or electric heating elements2. Inspect non-central air conditioning units or evaporative coolers3. Inspect radiant, solar, hydronic, or geothermal systems or components4. Determine volume, uniformity, temperature, airflow, balance, or leakageof any air distribution system5. Inspect electronic air filtering or humidity control systems orcomponents

CONTRACT INCLUDES 3 PAGES — PAGE 2 of 3

SECTION 8 – Fireplaces and ChimneysA. Items to be inspected:1. Chimney exterior2. Spark arrestor3. Firebox4. Damper5. Hearth extensionB. The Inspector is not required to:1. Inspect chimney interiors2. Inspect fireplace inserts, seals, or gaskets3. Operate any fireplace or determine if a fireplace can be safely used

SECTION 9 – Building InteriorA. Items to be inspected:1. Walls, ceilings, and floors2. Doors and windows3. Stairways, handrails, and guardrails4. Permanently installed cabinets5. Permanently installed cook-tops, mechanical range vents, ovens,dishwashers, and food waste disposers6. Absence of smoke alarms7. Vehicle doors and openersB. The Inspector is not required to:1. Inspect window, door, or floor coverings2. Determine whether a building is secure from unauthorized entry3. Operate or test smoke alarms or vehicle door safety devices4. Use a ladder to inspect systems or components

Part III. Limitations, Exceptions, and Exclusions

A. The following are excluded from a real estate inspection:1. Systems or components of a building, or portions thereof, which are notreadily accessible, not permanently installed, or not inspected due tocircumstances beyond the control of the Inspector or which the Client hasagreed or specified are not to be inspected2. Site improvements or amenities, including, but not limited to; accessorybuildings, fences, planters, landscaping, irrigation, swimming pools, spas,ponds, waterfalls, fountains or their components or accessories.3. Auxiliary features of appliances beyond the appliance’s basic function4. Systems or components, or portions thereof, which are under ground, underwater, or where the Inspector must come into contact with water.5. Common areas as defined in California Civil Code section 1351, et seq.,and any dwelling unit systems or components located in common areas6. Determining compliance with manufacturers’ installation guidelines orspecifications, building codes, accessibility standards, conservation or energystandards, regulations, ordinances, covenants, or other restrictions.7. Determining adequacy, efficiency, suitability, quality, age, or remaininglife of any building, system, or component, or marketability or advisability ofpurchase.8. Structural, architectural, geological, environmental, hydrological, landsurveying, or soils-related examinations9. Acoustical or other nuisance characteristics of any system or component ofa building, complex, adjoining property, or neighborhood.10. Conditions related to animals, insects, or other organisms, includingfungus and mold, and any hazardous, illegal, or controlled substance, or thedamage or health risks arising there from.11. Risks associated with events or conditions of nature including, but notlimited to; geological, seismic, wildfire, and flood.12. Water testing any building, system, or component or determine leakage inshower pans, pools, spas, or any body of water.13. Determining the integrity of hermetic seals at multi-pane glazing.14. Differentiating between original construction or subsequent additions ormodifications15. Reviewing information from any third-party, including but not limited to;product defects, recalls, or similar notices16. Specifying repairs/replacement procedures or estimating cost to correct.

17. Communication, computer, security, or low-voltage systems and remote,timer, sensor, or similarly controlled systems or components18. Fire extinguishing and suppression systems and components ordetermining fire resistive qualities of materials or assemblies19. Elevators, lifts, and dumbwaiters.20. Lighting pilot lights or activating or operating any system, component, orappliance that is shut down, unsafe to operate, or does not respond to normaluser controls.21. Operating shutoff valves or shutting down any system or component.22. Dismantling any system, structure, or component or removing accesspanels other than those provided for homeowner maintenance.

B. The Inspector may, at his or her discretion:1. Inspect any building, system, component, appliance, or improvement notincluded or otherwise excluded by these Standards of Practice. Any suchinspection shall comply with all other provisions of these Standards..2. Include photographs in the written report or take photographs forInspector’s reference without inclusion in the written report. Photographsmay not be used in lieu of written documentation.

Part IV. Glossary of Terms

*NOTE: All definitions apply to derivatives of these terms when italicizedin the text.Appliance: An item such as an oven, dishwasher, heater, etc. whichperforms a specific functionBuilding: The subject of the inspection and its primary parking structureComponent: A part of a system, appliance, fixture, or deviceCondition: Conspicuous state of beingDetermine: Arrive at an opinion or conclusion pursuant to a real estateinspectionDevice: A component designed to perform a particular task or functionFixture: A plumbing or electrical component with a fixed position andfunctionFunction: The normal and characteristic purpose or action of a system,component, or deviceFunctional Drainage: The ability to empty a plumbing fixture in areasonable timeFunctional Flow: The flow of the water supply at the highest and farthestfixture from the building supply shutoff valve when another fixture is usedsimultaneouslyInspect: Refer to Part I, “Definition and Scope”, Paragraph AInspector: One who performs a real estate inspectionNormal User Control: Switch or other device that activates a system orcomponent and is provided for use by an occupant of a building Operate: Cause a system, appliance, fixture, or device to function usingnormal user controlsPermanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or gluedPrimary Building: A building that an Inspector has agreed to inspectPrimary Parking structure: A building for the purpose of vehicle storageassociated with the primary buildingReadily Accessible: Can be reached, entered, or viewed without difficulty,moving obstructions, or requiring any action which may harm persons orpropertyReal Estate Inspection: Refer to Part I, “Definitions and Scope”, ParagraphARepresentative Number: Example, an average of one component per areafor multiple similar components such as windows, doors, and electricaloutletsSafety Hazard: A condition that could result in significant physical injuryShut Down: Disconnected or turned off in a way so as not to respond tonormal user controlsSystem: An assemblage of various components designed to function as awholeTechnically Exhaustive: Examination beyond the scope of a real estateinspection, which may require disassembly, specialized knowledge, specialequipment, measuring, calculating, quantifying, testing, exploratory probing,research, or analysis

CONTRACT INCLUDES 3 PAGES — PAGE 3 of 3

Other FindingsFungus / DryrotDrywood Termites

WOOD DESTROYING PESTS AND ORGANISMS INSPECTION REPORT

Building No. Street City Zip Date of Inspection Number of Pages

Ordered By: Property Owner and/or Party of Interest: Report sent to:

COMPLETE REPORT LIMITED REPORT SUPPLEMENTAL REPORT REINSPECTION REPORT

General Description: Inspection Tag Posted:

Other Tags Posted:

An Inspection has been made of the structure(s) shown on the diagram in accordance with the Structural Pest Control Act. Detacted porches,detached steps, detached decks and any other structures not on the diagram were not inspected.

Subterranean Termites Further InspectionIf any of the above boxes are checked, it indicates that there were visible problems in accessible areas. Read the report for details on checked items.

Inspected By:

You are entitled to obtain copies of all reports and completion notices on this property reported to the Structural Pest Control Board during the preceding twoyears. To obtain copies contact: Structural Pest Control Board, 2005 Evergreen St, Suite 1500, Sacramento, California 95815.NOTE: Questions or problems concerning the above report should be directed to the manager of the company. Unresolved questions or problems withservices performed may be directed to the Structural Pest Control Board at (916)561-8708, (800) 737-8188 or www.pestboard.ca.gov.

State License No. Signature

43M-41 (REV. 10/01)

Key: 1 = Substructure 2 = Stall Shower 3 = Foundation 4 = Porches/ Steps 5 = Ventilation6 = Abutments 7= Attic 8 = Garage 9 = Decks/ Patios 10 = Interior 11 = Exterior

Note: Diagram Not to Scale

Registration # Report #

A LICENSED PEST CONTROLOPERATOR IS AN EXPERT IN HIS/HER FIELD. ANY QUESTIONSRELATIVE TO THIS REPORTSHOULD BE REFERRED TO HIM/HER.

Page 1 of 7

PROPERTY & TERMITE INSPECTIONSERVICES

91. Lobos St. San Francisco CA. 94112. 08/10/2017.

On- Site Inspections, Inc.

461 Alta Vista Dr.

South San Francisco, Ca. 94080.

650 520-6953.

650 952-5173.

PR-5244. 0008252.

Mitch RappaportFaira. com Corp

Kelly Walsh91 Lobos St.San Francisco, CA.

Mitch RappaportFaira. com Corp.

Mark Steven Rush. OPR-10066.

Two Story, Single Family Residence. Garage.

None Noted.

www.pestboard.ca.gov.



Page 2 of 791. Lobos St. San Francisco CA. 94112. 08/10/2017.

AREAS NOT INSPECTED, PLEASE READ (OCCUPIED STRUCTURE) NOTICE: This is a report of an inspection for wood destroying pests to a furnished, occupied structure. Some areas ofthe structure are inaccessible for inspection due to furnishings, appliances, floor coverings, and stored personalproperty. We did not inspect areas immediately under furnishings, appliances, or carpets. We did not inspect insidefinished walls or ceilings. Inspections of these areas are not practical. Our inspection does not include inspection of theelectrical, plumbing, heating or mechanical systems of the structure. It is possible for wood destroying organisms,infestations and infections to be concealed and not evident at the time of our inspection. No representations can bemade to areas not accessible for inspection.

"NOTICE" Owner/agent/tenant acknowledges and agrees that inspection of the premises will not include anytype of inspection for the presence or non-presence of toxic molds and that this report will not include anyfindings or opinions regarding the presence or non-presence of toxic molds airborne or stationary in, upon, orabout the premises. We recommend that you contact a contractor specifically licensed to engage in toxic moldsrelated work. Furthermore, should our inspection of the premises cause a release of toxic molds, owner/agent/tenant shall be solely responsible for the clean up removal and disposal of the toxic molds and the costthereof.Owner/agent/tenant hereby agrees to waive any and all claims against this company which are in any wayrelated to the presence of toxic molds on the premises and further agrees to indemnify and hold this companyharmless from any and all claims of any nature asserted by any third party, including this company'semployees, which is in any way related to the presence of toxic molds on the premises.

"NOTICE: The exterior surface of the roof was not inspected. If you want the water tightness of the roofdetermined, you should contact a roofing contractor who is licensed by the Contractor's State License Board."

"NOTICE: Reports on this structure prepared by various registered companies should list the same findings(i.e. termite infestations, termite damage, fungus damage, etc.) However, recommendations to correct thesefindings may vary from company to company. You have a right to seek a second opinion from anothercompany."

"NOTICE: Under no circumstances should this wood destroying pest and organisms inspection report be construed as aguarantee and/or warranty of the structure(s). Inspection reports are intended to disclose infestations, infections and/orconducive conditions which are noted on the date of the inspection in the visible and accessible areas only as requiredby the Structural Pest Control Act. Any infestation, infections and/or conducive condition which are found after the dateof inspection by any other person(s) will require an additional inspection report with findings, recommendations, andestimates.

"NOTICE: When structural repairs are performed, replacement material size may differ from original constructionmaterial. This company will attempt to match wood sizes. If special milling is required, it may be at additional cost toowner(s).

"NOTICE: Client/ Buyer/ Purchaser agrees to read the entire written report when it is received and promptly callInspector with any questions or concerns regarding the inspection or the written report. The written report shall be thefinal and exclusive findings of Inspector. Differences of opinion, repair techniques or additional findings can affect thepurchase or selling decision. Client/ Buyer/ Purchaser acknowledges that further investigation by another independentBranch III Pest Control operator may provide additional information. In the event Client becomes aware of a reportablecondition which was not reported by Company, Client agrees to promptly notify Company and allow Company and/orCompany's designated representative(s) to inspect said condition(s) prior to making any repair, alteration, replacementor removal of investigative contingencies. On-Site Inspections, Inc. retains the right to correct or repair any condition orfinding we may be responsible for. Client/ Buyer/ Purchaser agrees that any failure to so notify Company is a materialbreach and will relieve On-Site Inspections, Inc., its employees or officers from any liability or future responsibility. Allparties are strongly advised to contact our Company during normal business hours (8am-5pm, Monday - Friday) with

1-SUBSTRUCTURE



2-STALL SHOWERS/ TUB ENCLOSURES


and questions or concerns they may have in relation to this report issued. 650 952-5173 or 650 520-6953.

"NOTICE: During the course of opening walls or any previously concealed areas, should any further damage orinfestation be found, a supplemental report will be issued. All findings, recommendations and cost estimatesfor repair would be listed on the supplemental inspection report. Any work completed in these areas would beat owners direction and at additional expense.

"NOTICE: The charge for services that this company subcontracts to another registered company may include thecompany's charges for arranging and administering such services that are in addition to the direct costs associated withpaying the subcontractor. You may accept On- Site Inspections bid or you may contract directly with another registeredcompany licensed to perform the work. If you choose to contract directly with another registered company, On-SiteInspections will not in any way be responsible for any act or omission in the performance of work that you directlycontract with another to perform."

"NOTICE: This company will reinspect repairs done by others. A charge, if any, can be no greater than the originalinspection fee for each reinspection. The reinspection must be done within ten (10) working days of request. Thereinspection is a visual inspection and if inspection of concealed areas is desired, inspection of work in progress will benecessary. Any guarantees must be received from those parties performing repairs. Each reinspection fee is $150.00per reinspection.

"NOTICE; Any statements made in the body of this inspection report pertaining to left, right, front or rear are referencedto standing in front of and facing the building from the street.

"NOTICE: This is a separated report which defines as Section 1 or Section 2, conditions evident on the date ofinspection.Section 1 contains items where there is visible evidence of active infestation, infection or conditions that have resultedin or from infestation or infection.Section 2 items are conditions deemed likely to lead to infestation or infection, but where no visible evidence of suchwas found.Further Inspection items are defined as recommendations to inspect areas which during the original inspection, did notallow the inspector to complete the inspection and cannot be defined as Section 1 or Section 2.

1A- FINDING: Insulation was noted throughout much of the substructure, limiting our inspection and making the subflooring inaccessible for inspection. We cannot determine the condition of the sub flooring.UNKNOWN, FURTHER INSPECTION ITEM.

2A- The shower stall was given a shower pan water tightness test in accordance with Structural Pest Control BoardRules and Regulations. No leakage was evident at the time of inspection. The homeowner is advised to maintain thiswatertight condition by periodically sealing the shower surround as part of normal routine maintenance.

3-FOUNDATION

Number of PagesDate of InspectionZipCityStreetBuilding No.


Page 4 of 7

7-ATTICS

8-GARAGE

9-DECKS AND PATIOS

10-INTERIOR

11-EXTERIOR

91. Lobos St. San Francisco CA. 94112. 08/10/2017.

3A- FINDING: There is evidence of cracking and settling in the foundation at the left side and rear. Cracks are a directentry point for subterranean termite infestation and should be filled or repaired as necessary.RECOMMENDATION: A qualified geotechnical engineer should be called to inspect the foundation and make properrecommendations for corrections to the foundation.SECTION II ITEM.OTHER TRADES.

Due to the low slope roof design of the structure the structure in those areas does not incorporate an attic space. Theroof structure is enclosed and not available to view.

8A- FINDING: There was stored personal property in the garage and we were unable to fully inspect the interior of thegarage.RECOMMENDATION: When the stored property is removed, we will finish inspecting in the garage.UNKNOWN, FURTHER INSPECTION ITEM.

9A- FINDING: The supports posts at the rear are in direct earth contact which will eventually cause damage to the posts.

RECOMMENDATION: Reset posts on elevated concrete piers.SECTION II ITEMOTHER TRADES.

All of the plumbing fixtures in the interior of the structure were water tested and were not found to be leaking. None ofthe visually accessible floors, walls, ceilings bathrooms or others areas showed indications of infections, infestations orconditions deemed likely to lead to cause same.

11A- FINDING: The wood sash windows at the rear garage are fungus damaged due to moisture penetration in theirjoints.RECOMMENDATION: Replace damaged windows.SECTION I ITEMESTIMATED COST: $ 850NOTE: Any window in a location required to be tempered glass will be replaced to conform to current building codes.

11B- FINDING: Exterior stucco extends below exterior grade. This condition may conceal and contribute to subterraneantermite infestation and/or fungus infection.RECOMMENDATION: Further inspection. If requested, after concealed areas have been exposed by others, we willreturn to inspect these areas.SECTION II ITEMOTHER TRADES.




11C- FINDING: The left and right side walls are attached to the adjoining properties. The exterior walls are inaccessiblefor inspection. The two walls may be sealed by a flashing or roof tie-in to prevent moisture between the buildings. Thisseal must be maintained to prevent moisture from penetrating.RECOMMENDATION: Periodic inspection and maintenance of this seal is suggested.UNKNOWN, FURTHER INSPECTION ITEM.

11D- FINDING: Vinyl siding was installed at the rear. The vinyl siding has been installed over other siding material. Thecondition of the underlying material was inaccessible and the condition of the underlying material is unknown.UNKNOWN, FURTHER INSPECTION ITEM.


Building No. Street City Zip

91 Lobos St. San Francisco 94112

Date of inspection

08/10/2017

Number of Pages

Page 6 of 7

0008252

On- Site Inspections, Inc.461 Alta Vista Dr. South San Francisco, Ca. 94080Office Ph.# 650 520-6953 Fax: 650 952-5173

Property and Termite Inspection Services Registration No. PR-5244 Report # 0008252

WORK AUTHORIZATION CONTRACT(This is a binding contract, please read carefully)

Address of Property: 91 Lobos St.City: San Francisco State/Zip: CA 94112 Date of inspection: 08/10/2017

Itemized Cost Breakdown (refer to items on report)

Item# Section I Estimate Item# Section II Estimate Item# Further Inspection

11A $ 850 3A othter trades 1A

9A othter trades 8A11B othter trades 11C

11D

Total: $ 850

On-Site Inspections, Inc. is authorized to proceed with the work outlined below or as specified on this agreement.

TERMS OF PAYMENTWe authorize this company to perform repairs to items _______________________________________ for a contract price of$_________________. If billing is through escrow, all payments due upon close of escrow. We instruct Title Co.: to pay the sum of $________________ upon close of escrow, if applicable. Close of escrow date: .No work will proceed until a signed copy of this agreement has been received.• NOTE: All payments are due regardless of billing method, no later than 10 days from completion of work and upon

notification. • NOTE: A 10% down payment is required upon acceptance of this contract on all repair work excluding chemical treatments.

Progress payments of 25% to be paid upon progression of repair work until all work is completed at which time the final balance is due. All repair work to be performed in a good workmanship manner and consistent with applicable state and/or local codes.

• NOTE: If chemical treatments are to be performed, the "Notice to Occupant" chemical information page must be signed and returned with this contract and becomes part of this agreement.

• NOTE: A valid Credit Card is required as a hold for all chemical treatments and fumigations. (Please provide number at bottom of page 2 of contract).Note: All payments made by credit card will incur a 3% processing fee.

• NOTE: Late fees of 1.2% will accrue every thirty days at an annual rate of 18% of the balance due until paid.

• NOTE: Our minimum fee for any repair is $500. We will not perform repairs on estimates totaling less than $500.

"NOTICE TO OWNER"Under the California Mechanics Lien Law, any structural pest control operator who contracts to do work for you, any contract, subcontractor, laborer, supplier orother person who helps to improve your property, but is not paid for this work or supplies, has a right to enforce a claim against your property. This means that, aftera court hearing, the court officer could sell your property, and the proceeds of the sale used to satisfy the indebtness. This can happen even if you have paid your owncontractor in full, if the subcontractor, laborers or suppliers remain unpaid.To preserve their right to file a claim or lien against your property, certain claimants suchas subcontractors, or material suppliers are required to provide you with a document entitled "Preliminary Notice." General contractors and laborers for wages do nothave to provide this notice. A Preliminary Notice is not a lien against your property. Its purpose is to notify you of persons who may have a right to file a lien againstyour property if they are not paid.In the event of default in payment or other breach by Client,/Owner, On-Site Inspections may refer this agreement for enforcement or collection to an Attorneyor licensed agency. In such event or in the event of any court proceedings against Client,/Owner, Client/Owner agrees to pay reasonable Attorney's fees andcourt costs to On-Site Inspections.


Building No. Street City Zip

91 Lobos St. San Francisco 94112

Date of inspection

08/10/2017

Number of Pages

Page 7 of 7

0008252

WORK AUTHORIZATION CONTRACT OTHER CONDITIONS

1.This offer is limited to (4 ) four months from the date of the report.2. A minimum charge of $150.00 will be charged for each reinspection,due at the time of the reinspection, when work is performed by others.When work is performed by others, a reinspection is required whenwalls and floors are open, if certification from this company is desired.Reinspection will be performed within four months of the date of theoriginal inspection and may require as long as ten days to be made. ThisCompany cannot reinspect and/or certify chemical applicationsperformed by others unless subcontracted by Company.3. If, during the performance of any repairs, or reinspections, by thiscompany, any infestations or infections are revealed that were notevident at the time of our original inspection, we would issue asupplemental report with findings, recommendations and additionalcosts for correction.4. PRICES QUOTED WITH THIS REPORT REFLECT OURCOMPANY COMPLETING ALL ITEMS LISTED. IF ONLYSELECTED ITEMS ARE COMPLETED BY OUR COMPANY, THEPRICES MAY VARY. WE GUARANTEE CHEMICALTREATMENTS AND FUMIGATIONS DONE BY THIS COMPANY,OR SUBCONTRACTED, FOR ONE YEAR FROM THE DATE OFCOMPLETION. WE GUARANTEE WATER DAMAGE REPAIRSFOR THIRTY (30) DAYS FROM THE DATE OF COMPLETION.WE CANNOT GUARANTEE WORK DONE BY THE OWNERS ORTHE OWNERS AGENT. WE MAKE NO GUARANTEE AGAINSTFUTURE INFECTIONS, ADVERSE CONDITIONS ORCONDITIONS PRESENT BUT NOT EVIDENT AT THE TIME OFOUR INSPECTION.5. We guarantee the work completed by this company, or subcontracted,for a period of ONE YEAR from the date of completion (unlessotherwise stated in the body of this report), with the exception ofplumbing, grouting, caulking, resetting of commodes, resetting ofenclosures, or floor coverings, which are guaranteed for 30 days, asthese are owner maintenance areas.6. WE RECOMMEND ALL ITEMS IN OUR REPORT BECOMPLETED. We assume no responsibility for infestations, infectionsor damage resulting from items not completed by this company. Ifrepair work is performed by others, all guarantees, warranties, andpermits should be obtained from the parties performing the repairs.Should the further inspection items noted in this report not beperformed, our company will assume no liability for any infestations orinfection which may be concealed in these areas.

7. Our company does no texturing, painting, or wall papering. However,we will cover exterior wood work with one (1) coat of white primer.8. If a complete certification is desired from this company, all Section Iitems would have to be completed.9. It should be noted that this company does not do inspections onfoundations as it is beyond the scope of our license. If a wood destroyingpest or organism has caused damage directly resulted from the conditionat the foundation then our report will indicate this otherwise it isrecommended for further information regarding the foundationinterested parties should contact appropriate trades. 10. If damage is found to extend into any inaccessible areas, asupplemental report will be issued listing additional findings,recommendations, and bids.11. If a building permit is required by law, this company will obtainpermits. The price for these permits is not included with our bid. Shouldthe local building department require additional changes or repairs notoutlined in this report, additional funds may be required. If a buildingpermit is obtained, it will be the homeowner's responsibility to schedulethe Final Inspection with the local building department.12. We will use due caution and diligence in our operations whenperforming repair work and care will always be taken to minimize anydamage, but assume no responsibility for matching existing paint colorsand styles, or for incidental damage to roof coverings, TV antennae,solar panels, rain gutters, plant life, paint or wall covering. There may behealth related issues associated with the structural repairs reflected in theinspection report referenced by this authorization contract. These healthissues include but are not limited to the possible release of mold sporesduring the course of repairs.We are not qualified to and do not render any opinion concerning suchhealth issues or any special precautions. Any questions concerninghealth issues or any special precautions to be taken prior to or during thecourse of such repairs should be directed to a Certified IndustrialHygentist before any repairs are undertaken. By executing this workauthorization contract, customer acknowledges that he or she has beenadvised of the foregoing and has the opportunity to consult with aqualified professional. 13. We also assume no responsibility for pets harmed by repairsperformed, by chemicals used or unintentionally released by ourworkers. 14. This report is limited to the visually accessible areas of the structureinspected. Please refer to the report for areas not inspected and furtherinformation.

NAME OF PERSON TO CONTACT FOR ACCESS:__________________________________________________ (please print)

TEL.#_____________

Signed ___________________________________________________________________________________________________ Date:____________

Owner or Authorized Agent _______________________________________________________ ______ Date:___________

Credit Card #________________________________________________Exp. date:______________________ CRV#:_________Name on Card:_______________________________________________ Zip Code of Billing address______________________Note: All payments made by credit card will incur a 3% processing fee. It is assumed that if an agent orders work on behalf of the owner, that they werenotified prior by said agent, that is payment is not made by the agent or escrow company it will be the responsibility of the Owner to producepayment based on the terms outlined above. Any collection costs, arbitration or mediation costs, and /or attorney fees when we are the prevailingparty are to be paid by client/ owner or authorized agent signing on behalf of client

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FAIRA TRANSPARENCY REPORTS 91 Lobos St, San Francisco, CA ... · San Francisco, CA 94112 Listing...

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