ISI- ISI ---PROPERTIES PROPERTIES ...isi-construction.com/reports/Website ISI-PI (Sample Report),...

Website ISI-PI (Sample Report), 2000 1

ISIISIISIISI----PROPERTIES PROPERTIES PROPERTIES PROPERTIES & & & & InspectionsInspectionsInspectionsInspections Division of Interact Solutions, Inc.

www.ISI-Properties.com

23441 Golden Springs Drive, Suite 555, Diamond Bar, California 91765

Tel: (909) 396-1358 Fax: (909) 396-5850

CONFIDENTIAL

TYPE II PROPERTY INSPECTION REPORT

FOR

Mr. M. Talai

24140 Silver Spray Drive, Diamond Bar, CA 91765

Prepared by: Henry Araghi, BSME/MBA General Contractor . Master Certified Inspector . Realtor®

Six-Sigma Champion January 29, 2000


ISIISIISIISI----PROPERTIES & PROPERTIES & PROPERTIES & PROPERTIES & Inspections Inspections Inspections Inspections Divisions of Interact Solutions, Inc.

www.ISI-PropertyInspections.com [email protected]

Scope of Work

According to your document, we are inspecting the property that was built in 1949 (unverified) and since then the building codes may have been changed. However, in

some cases the godfather clause may applies with exception of components that are related to health and safety of occupants. We do not report cosmetics, on coatings or cosmetic deficiencies and wear and tear associated with the passage of time, which

would be apparent to the average person, if we do; it’s a courtesy-info. We will report major discrepancies such as structural, health and safety that you should be considered

consulting with licensed specialists and you will find those discrepancies in red font in this report. We also report discrepancies (if applicable) such as interior/exterior

surfaces, plumbing, electrical, built-in fixtures and facets that you will find them in blue font and consider them as a precautionary measurement that you may also need to consult with licensed specialists for their comments. Therefore, we encourage you to

read ENTIRE report regardless of fonts’ color and you may found them beneficial.

About Asbestos: General:

The Buyer must assume that asbestos is present in any building or structure built before 1980 unless the Seller/Owner can produce proof that materials are asbestos-free. The Seller/Owner’s response should be documented for future reference.

• Risk Factors – The amount of asbestos exposure, the length of exposure, and number of exposures all seem to influence the likelihood of developing asbestos disease.

The greater your total exposure to asbestos the greater chance you will become ill.

• Types of Diseases – The residents can either inhale or ingest airborne asbestos

fibers. Once inhaled or ingested, asbestos fibers can easily penetrate body tissues. Exposure to asbestos may cause several serious diseases such as; Asbestosis, Lung Cancer, Mesothelioma and other cancers. The National Institute for Occupational Safety

and Health (NIOSH) estimates that persons exposed to asbestos may have five times the chance of developing the diseases described in this report. Reduce this risk by taking

the necessary precautions to limit your exposure to asbestos as much as possible.

EXTERIOR – General:

With the exception of townhouses, condominiums, and residences that are part of planned urban development, known PUD, we evaluate the following exterior features:

driveways, walkways, fences, gates, handrails, guardrails, yard walls, carports, patio covers, decks, building walls, fascia and trim, balconies, doors, windows, lights and

outlets. However, we do not evaluate any detached structures, such as storage, sheds and stables and we do not water test or evaluate subterranean drainage systems or any mechanical or remotely controlled components, such as driveway gates. Also, we do not

evaluate landscape components, such as trees, shrubs, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. In

addition, we do not comment on coatings or cosmetic deficiencies and wear and tear


associated with the passage of time, which would be apparent to the average person. However, cracks in hard surfaces can imply the presence of expansive soils that can

result in continuous movement, but this could be confirmed by geological evaluation of the soil.

• Property Line Encroachment: We do not have the expertise or the authority to establish property lines, which are determined by surveyors. However, using walls or fences as boundaries, a structure in the backyard encroaches on what would be the

standard fifteen-foot setback (if applicable). On the same note; using walls or fences as boundaries, a structure in the side yard encroaches on what would be the standard five-

foot setback (if applicable). Therefore, you should verify the permit and the certificate of occupancy for this structure, because we do not endorse or tacitly approve of any structure built without a permit.

• Walls and Fences: The property structured with wooden fence as boundaries and they are in poor condition. (Refer to photos; 5, 17, 18, 24, 25, 27)

Photo 5 Photo 17

Photo 18 Photo 24

• Driveway and Walkways: The driveway and walkways are in acceptable condition.


• Flat and Level Pad: The residence appears to be situated on a flat level pad above the street level, which would typically not need a geological evaluation. However,

inasmuch as we do not have the authority of a geologist you may wish to have a site evaluated by licensed geologist.

• Sidewalk Gates: The iron-gate and wooden-gates and their components (hinges, locks, knobs and hardware) are in poor conditions and are dysfunction. (Refer to photos; 16, 23, 25, 27)

Photo 16 Photo 23

Photo 25 Photo 27

• Exterior Components: (General) - It is important to maintain a property, including

painting or sealing walkways, decks, and other hard surfaces, and it is particularly important to keep the house walls sealed, which provide the only barrier against

deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principle cause of the deterioration of any surface.

Unfortunately, the evidence of such intrusion may only be obvious when it is raining. We have discovered leaking windows while it was raining that may not have been apparent otherwise. Regardless, there are many styles of windows (rollups, cranks, slides and

swings) but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal as well as an acoustical barrier. However, the

hermetic seals on these windows can fail at any time, and cause condensation to form


between the panes. Unfortunately, this is not always apparent, which is why we disclaim an evaluation of hermetic seals. Nevertheless, in accordance with industry standards,

we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit.

• Fascia & Trim: The fascia board and trim are in acceptable condition.

• Moisture and Related Issue: (General) - Moisture intrusion is a perennial problem, with which you should be aware. It involves a host of interrelated factors, and can be

unpredictable, intermittent, or constant. When moisture intrusion is not self evident, it can be inferred by musty odors, peeling paint or plaster, efflorescence, or salt crystal

formations, rust on metal components, and wood rot. However, condensation and humidity can produce similar conditions if the temperature in an area is not maintained

above the dew point. Regardless, if the interior floors of a residence are at the same elevation or lower than the exterior grade we could not rule out the potential for moisture intrusion and would not endorse any such areas. Nevertheless, if such

conditions do exist, or if you or any member of your family suffers from allergies or asthma, you should schedule a specialist inspection.

• Grading and Drainage: (General) - Water can be destructive and foster conditions that are deleterious to health. For this reason, the ideal property will have soils that slope away from the residence and the interior floors will be several inches higher than

the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into area drains with catch basins that carry water away to hard surfaces.

However, we cannot guarantee the condition of any subterranean drainage system, but if a property does not meet this ideal, or if any portion of the interior floor is below the exterior grade, we cannot endorse it and recommend that you consult with a grading and

drainage contractor, even though there may not be any evidence of moisture intrusion. The sellers or occupants will obviously have a more intimate knowledge of the site than

we could possible hope to have during our limited visit; however we have confirmed moisture intrusion in residences when it was raining that would not have been apparent otherwise. The seller should guarantee that the drains are functional, or they

should be flushed through to the street before the close of escrow. Also, in conjunction with the cellulose material found in most modern homes, moisture can

facilitate the growth of biological organisms that can compromise building materials and produce mold-like substances that can have an adverse affect on health.

• House Wall Finish: The house walls are finished with a combination of stucco and

wood panel siding. The house wall finish is in acceptable condition, however, there are few vertical/horizontal crakes were observed on the exterior stucco wall

towards the garage. They are not considered to be critical at this time. However, if got worsen we suggest to consult with licensed specialist for their comments. (Refer to photo 4)


Photo 4

• Windows, Framings & Glass: The dual pane vinyl windows are in acceptable

condition. However, in accordance with industry standards, we do not test every window in the residence, regardless the residence is furnished or not (but we tested yours!). We

do test every unobstructed window in every bedroom to ensure that at least one facilitates during emergency exit. Some of the windows are difficult to travels on their rails at ease. We recommend they should be open and close once a week

to make sure they are in good standing during emergencies. In this report, you may also find the condition of each window throughout the residence.

• Outlets (Interior & Exterior): The most outlets that were tested are functional and correctly wired with exception of few (refer to photos 83, 84). We are unable to locate ground-fault protection. In this report, you may also find the status of each

outlet throughout the residence.

Photo 83 (Kitchen) Photo 84 (Bedroom)

Hot and Neutral reversed Open Ground

• Lights (Interior & Exterior): The lights outside the entries of the residence (front and back) are functional. However, we do not inspect or evaluate decorative lights. In

this report, you may also find the status of each light throughout the residence.


• Gas Meter, Location and its Components: The gas meter and main shut-off valve is located adjacent to the main side gate (refer to photo 15). You should be aware that

gas leaks are not uncommon, particularly underground ones, and that they can be difficult to detect without the use of sophisticated instruments, which is why natural gas

is odorized in the manufacturing process. Therefore, we recommend that you request a recent gas bill from the sellers, so that you can establish a norm and thereby be alerted to any potential leak. You may also contact your gas carrier

for leak inspections. This is a FREE service and they be glad conducting for you. There is no wrench at the gas shut-off valve to facilitate an emergency shut-off,

and inasmuch as such tools are relatively inexpensive we recommend that you buy one and leave it in-place on the valve. The visible portions of the gas pipes appear to be painted and in acceptable condition.

Photo 15

• Water Meter and Location: The water meter is located in front of the building near

the sidewalk and the portion of the pipe that exposed relatively with respect of year of property was built is in fair condition (refer to photo 3). It seems a solenoid valve activator has been placed as a primary shutoff valve, which we were unable to activate

it. We suggest, contact your water provider for their comments. The secondary shut-off gate valve is located by front yard near the residence wall (refer to photo 32).

We recommend to change the gate-valve to a ball-valve for ease of use, mainly during emergency.


Photo 3 Photo 32

• Main Electrical Meter and Location: The service entrance, mast weather head is

located adjacent to side-door garage sidewalk northeast of residence is served by a 100 amp, 220 volt panel (refer to photos 19, 20). The cleat, main panel-covers and its

components have some defects (Refer to photo 22). The circuit breakers and visible portions of the wiring have no visible deficiencies. The panel is grounded to a driven rod and possibly connected to waterline pipe (refer to photo 21). We strongly recommend

upgrading electrical panel to 200 amps, 220 volts panel.

Photo 19 Photo 20

Photo 22 Photo 21

• Patio Covers and Slab: The slab has some cracks due to improper soil beneath preparation before pouring the cement and/or seismic activity. The

wooden cover, skylights and other elements are in fair conditions. (Refer to photo 26)


Photo 26

• Sliding Glass Door: There are two sliding glass doors (east and south of

residence). Most of their components are in fair condition, with exception of one that locking mechanism and handle are found defects and dysfunction (refer to photo

56). Both sliding doors require excess force, which is beyond an average person and elderly to apply. We recommend remove debris and foreign objects from rails and tracks and kept clean to assure operations at all time, mainly during

emergencies. We also noticed some corrosion buildups. (Refer to photos 44, 55, 57)

Photo 56 Photo 44


Photo 55 Photo 57

• Irrigation and Sprinklers – General

There are a wide variety of irrigation components, such as pipes that could include old

galvanized ones, more dependable copper ones, and modern polyvinyl ones that are commonly referred to as PVC. However, among the latter, the quality can range from a dependable thick-walled type to a less dependable thin-walled type, and it is not

uncommon to find a mixture of them. To complicate matters, significant portions of these pipes cannot be examined because they are buried. Therefore, we identify a

system based on what type of pipe that can be seen. However, our inspection only includes the visible portions of the system, and we do not test each component, nor search below vegetation for any concealed hose bibs, actuators, risers, or heads. We

test every visually accessible manual sprinkler actuator and evaluate its coverage, but due to the variety and complexity of many automatic control panels we do not test them.

However, inasmuch as the actuators are under pressure, we look for any evidence of damage or leakage, but we recommend that you have the sellers demonstrate an

automatic sprinkler system before the close of escrow and indicate any seasonal changes that they may make to the program.

• Observations: We do not evaluate automatic control landscaping, sprinkler systems

and its components, which should be demonstrated by the seller(s). In event, we do report any, please consider as a courtesy-info. We observed some of the sprinklers’

heads are protruded/installed above ground level. We recommend, to replace them with retract ones. The sprinklers’ timer is located in the garage. (Refer to photo 31, 6, 9)


Photo 31 Photo 6

Photo 9

STRUCTURAL – General

All structures are dependent on the soil beneath them or support, but soils are not uniform. Some that might appear to be firm and solid can liquefy and become unstable

during seismic activity. Also, there are soils that can expand to twice their volume with the influx of water and move structures with relative ease, raising and lowering them

and fracturing slabs and hard surfaces. In fact, expansive soils have accounted for more structural damage than most natural disasters. Regardless, foundations are not uniform, and conform to the structural standard of the year in which they were built. In

accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in

foundations are quite common. In fact, it would be rear to find a raised foundation wall that was not cracked or deteriorated in someway, or a slab foundation that did not include some cracks concealed beneath the carpeting and padding. Fortunately, most of

these cracks are related to the curing process or to common setting, including some wide ones called cold-joint separations that typically contour the footings, but others can

be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of


any major defects we may not recommend that you consult with a foundation contractor, a structural engineer, or geologist, but this should not deter you from seeking the option

of any such expert.

• Observations: There are common settling, or curing, cracks in the hard surfaces.

This is somewhat predictable, and is typically not regarded as being structurally significant, but we are not specialists and you may wish to have this confirmed by one.

• Identification of Wall Structure: The walls are conventionally framed with wooden studs.

• Identification of Floor Structure: The floor structure consists of a poured slab that could include reinforcing steel.

• Identification of Ceiling Structure: The ceiling structure consists of standard

joists.

• Identification of Roof Structure: The roof structure is conventionally framed with

rafters, purloins, collar-ties, et cetera.

Footing/Slab Foundation – General

This residence has a slab foundation. Such foundations vary considerably from older ones that have no moisture barrier under them and no reinforcing steel within them to

newer ones that have both. Our inspection of slab foundations conforms to industry standards, which is that of a generalist and not a specialist. We check the visible portion

of the stem walls on the outside for any evidence of significant cracks or structural deformation, but we do not move furniture or lift carpeting and padding to look for cracks or moisture penetration, and we do not use any of the specialized devices that are

used to establish relative elevations and confirm differential movement. Significantly, many slabs are built or move out of level, but the average person may not become

aware of this until there is a difference of more than one inch in twenty feet, which most authorities regard as being tolerable. Many slabs are found to contain cracks when the carpet and padding are removed, including some that contour the edge and can be quite

wide. They typically result from shrinkage and usually have little structural significance. However, there is no absolute standard for evaluating cracks, and those that are less

than 1/4" and which exhibit no significant vertical or horizontal displacement are generally not regarded as being significant. Although they typically do result from common shrinkage, they can also be caused by a deficient mixture of concrete,

deterioration through time, seismic activity, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly

if the residence is surcharged by a hill or even a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not

recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert, and we would be happy to refer one.

• Method of Evaluation: We evaluated the slab foundation on the exterior, by examining the stem walls that project above the footing at the base of the house walls.

The interior portions of the slab, which is also known as the slab floor, have little structural significance and, inasmuch as they are covered and not visually accessible, it is beyond the scope of our inspection.


Observations: The residence has a bolted, slab foundation with no visible or significant abnormalities.

ROOF – General

There are many different roof types, which we evaluate by walking on their surfaces. If we are unable or unwilling to do this for any reason, we will indicate the method that

was used to evaluate them. Every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its

exposure to direct sunlight or other prevalent weather conditions, and the regularity of its maintenance. Regardless of its design-life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without

removing the roof material, and this is equally true of almost all roofs. In fact, the material on the majority of pitched roofs is not designed to be waterproof only water-

resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on

ceilings or on the framing within attics, could be old and will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately

concealed. Consequently, only the installers can credibly guarantee that a roof will not leak, and they do. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee

that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history.

Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certificate from an established local roofing company.

• Method of Evaluation: Due to safety and damaging roofing tiles, we do not step on the roof. However, we evaluated either from the attic and/or from several vantage

points with binoculars and a ladder from some access areas.

• Roofing Material and Condition: There are wide varieties of composition shingle roofs, which are comprised of asphalt or fiberglass materials impregnated with mineral

granules that are designed to deflect the deteriorating ultra-violet rays of the sun. The commonest of these roofs are warranted by manufacturers to last from twenty to

twenty-five years, and are typically guaranteed against leaks by the installer for three to five years. The actual life of the roof will vary, depending on a number of interrelated

factors besides the quality of the material and the method of installation. However, the first indication of significant wear is apparent when the granules begin to separate and leave pockmarks or dark spots. This is referred to as primary decomposition, which

means that the roof is in decline, and therefore susceptible to leakage. This typically begins with the hip and ridge shingles and to the field shingles on the south facing side.

This does not mean that the roof needs to be replaced, but that it should be monitored more regularly and serviced when necessary. Regular maintenance will certainly extend the life of any roof, and will usually avert most leaks that only become evident after they

have caused other damage.

• Estimated Age: The roof appears to be relatively new, and is not original. However, this is just an estimate and you should request the installation permit from the sellers, which will reveal its exact age and any warranty or guarantee that might be applicable.

• Flashings: The roof flashings are in acceptable condition.


• Gutters & Drainages: The roof has a gutter-less drainage system that employs downspouts in the eaves, but no gutters. Water runs down the roof to a raised dam

along the leading edges where it is supposed to turn and run sideways until it reaches a point in the eaves, where it discharges into a downspout. However, level planes rarely

exist on houses, and instead of performing as it is intended the water invariably ponds along the edges and deteriorates the roof and its eaves, which has already happened. Moisture damage is apparent on the roof surface and below it on the eaves. The

termite inspector will comment on this, but you should also consult a roofing contractor about modifying this ineffectual and problematic drainage system.

CHIMNEY and FIREPLACE – General

The Chimney Safety Institute of America has published industry standards for the inspection of chimneys, and on January 13, 2000, the National Fire Protection

Association adopted these standards as code, known as NFPA 211. Our inspection of masonry and factory-built chimneys to what is known as a Level-One inspection which is

purely visual and not to be confused with specialist, which have exclusive knowledge of codes and standards, and typically involves dismantling components and/or investigations with video-scan equipment and other means to evaluate chimneys.

There are wide variety of pre-fabricated chimneys, which are constructed on site with approved components. We perform a competent inspection of them, but we are not

specialists, and our inspection of them is limited to those areas that can be viewed without dismantling any portion of them, and we cannot guarantee that any particular component is the one stipulated for use by the manufacturer. For instance, experience

has taught us that many prefabricated chimneys have been fitted with architectural shrouds that are not approved by the manufacturer, and which can inhibit drafting and

convectional cooling. However, we recommend a level-two inspections by a qualified specialist within the contingency period or before the close of escrow, as recommended by NAPA standards "upon the sale or transfer of a property."

At either decision; we strongly recommend; A carbon monoxide detector should be installed in the same room as the fireplace.

• Observations: The fireplace/chimney walls appear to be in acceptable condition. There is a gap between framing and the wall, which we recommend to be sealed. The chimney has a functional weather cap/spark arrestor. The crown, which is

designed to seal the chimney wall and to shed rainwater and thereby prevent moisture from deteriorating the chimney is insufficient for its intend of use (refer to photo

90). The flashings are in fair condition. The portions of the flue that are visible appear to be in acceptable condition. There is a functional chase that surrounds the chimney flue as it passes through the attic. There is a conventional and functional metal fire block

around the chimney flue in the attic and the fireplace are in acceptable condition. The damper, burner and ash box are functional, and should be kept clear and clean for

better performance. (Refer to photos 62, 63, 61, 60)


Photo 62 Photo 63

Photo 61 Photo 60

Photo 90

LIVING AREA – General


Our inspection of living space includes the visual accessible area of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors,

switches and outlets. However, we do not evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on

cosmetic deficiencies. We may not comment on cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are a consequence of movement, such as wood shrinkage,

common settling, and seismic activity. And will often reappear if they are not correctly repaired. Such crakes can become the subject of disputes and are therefore best

evaluated by a specialist. Similarly, there are a number of environmental pollutants that we have already elaborated upon, the specific identification of which is beyond the scope of our service but which can become equally contentious. In addition, there are host of

lesser contaminants, such as that from moisture penetrating carpet-covered cracks in floor slabs, as well as odors from household pets and cigarette smoke that can permeate

walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is certainly not uniform, we recommend that you make

determination for yourself and particular if you or any member of your family suffers from allergies or asthmas, and then schedule whatever remedial services may be

deemed necessary before the close of escrow.

• Indoor Environmental Issue: This service does not include or cover test for mold

or measure indoor air quality, which the Consumer Product Safety Commission ranks fifth among potential contaminants. Regardless, a person's health is a truly personal responsibility, and inasmuch as we not inspect for mold or test for other environmental

contaminants under this contract. We recommend that you schedule an inspection by an environmental hygienist before the close of escrow. And this would be

imperative if you or any member of your family suffers from allergies or asthma, and could require the sanitizing of air ducts and other concealed areas.

• Carbon Monoxide Alarm: A new State law has passed! California’s Carbon

Monoxide Poisoning Prevention Act of 2010 requires that all residential properties with a fossil fuel burning appliance, fireplace or attached garage be equipped with an approved

carbon monoxide alarm. All single-family homes must be equipped with carbon monoxide alarm by July 1, 2011. All other residential units must be equipped with carbon monoxide alarm by January 1, 2013. Only carbon monoxide alarms that are

approved by the California State Fire Marshall and have Underwriter Laboratories (UL) Certification may be used.

• Furnished and Unfurnished Residence Comments: In accordance with industry standards we only inspect those surfaces that are exposed and readily accessible. We do not move furniture, lift carpets, nor remove, hookup or rearrange appliances, items

within closets, cabinets, under-sinks storage, bathtubs, sinks and etc. It’s the violation of our EO’s policy that Inspectors remove, rearrange any obstacle

items and/or hookup any appliances and/or components. However, we suggest (if applicable) when residence is completely vacant and all components are

accessible contact us for inspection.

• Main Entry and Hallway: The single-door and its components (locks, hinges and hardware) are functional. The hallway tile-floor is in fair condition with no significant

defects. The walls and ceiling are in acceptable condition with exception of cosmetics. The lights are functional. The outlets that were tested are functional and grounded.


• Living/Family Room: The carpet-floor is in fair condition with no significant defects. The walls and ceiling are in acceptable condition with exceptions of few

cosmetics. The window is functional, but rail and tracks require cleaning to ease of use. The lights are functional. The outlets that were tested are functional and

grounded.

• Dining Room: The tile-floor is in fair condition with no significant defects. The walls and ceiling are in acceptable condition with exceptions of few cosmetics. The window is

functional, but rail and tracks require cleaning to ease of use. The lights are functional. The outlets that were tested are functional and grounded.

• Den Room: The tile-floor is in fair condition with no significant defects with exception of wear and tear. The walls and ceiling in acceptable condition. The lights are

functional. The outlets that were tested are functional and grounded. The sliding-door to sidewalk requires cleaning to ease of use (refer to earlier comments).

HALLWAYS –

• Observations: Our evaluation of hallways is identical to that of living space, except that we pay particular attention to safety issues, such as those involving handrails, guardrails and smoke detectors.

• The carpet-floor is in fair condition with no significant defects. The walls and ceiling are in acceptable condition. The lights are functional. The outlets that were tested are

functional. The smoke detectors that were accessible verified and functioned as they should (refer to photo 78), we recommend to be checked periodically to make sure

they function properly. A carbon monoxide has installed on the wall next to bedrooms (refer to photo 71).

Photo 78 Photo 71

KITCHEN –

• Observations: We have evaluated the kitchen and its components, and found it to

be in acceptable condition. The tile-floor is in fair condition with no significant defects. The walls and ceiling are in acceptable condition with exception of cosmetics. The

countertop, sink and its components are in fair conditions. The cabinets and its hardware (hinges, knobs and etc.) are functional, but some of tracks, support brackets and hinges are required to replace (refer to photos 47, 49). The valves and connectors


below the sink are functional. However, they are not in daily use and will inevitably become stiff or frozen. The sink faucet, the trap and drain are functional. The garbage

disposal is functional. The gas range is functional, but was neither calibrated nor tested for its performance. One of the burner caps is missing. The dishwasher is functional.

The exhaust fan or downdraft is functional. The lights are functional. The most outlets that were tested are functional with exception of one (refer to photo 83). The cover of most switches and outlets are not placed properly or cutout is larger than it

should be (Refer to photo 52 and others at the end of this report). The grouts are missing in wall-tiles (refer to photo 53). There is a water filtration (reveres osmosis)

has been installed (refer to photo 48), which they are outdated. We suggest to replace or modify with most current one.

Photo 47 Photo49

Photo 52 Photo 53


Photo 48

BEDROOM(s) – General

The residence has 4-bedrooms. In accordance with the standards of practice, our

inspection of bedrooms includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors,

switches and outlets. We evaluate windows to ensure that they meet light and ventilation requirements and facilitate and emergency exit or egress, but we do not evaluate window treatments, nor move furniture, lift carpets or rugs, empty closets or

cabinets, and we do not comment on common cosmetic deficiencies, if we do it’s a courtesy-info.

• Master Bedroom: The master bedroom is located at the end of the hall. The single door and its components (locks, hinges and hardware) are functional. The carpet-floor is in fair condition and has no significant defects with exception of ware and tear. The

walls and ceiling are in acceptable condition. The windows that were unobstructed were checked, and found to be functional. The walk-in closet and its components (doors,

shelve, rails, tracks and hardware) are functional. The lights are functional. The most outlets that were accessible are functional and grounded, with exception of one (refer to photo 84). The smoke detectors that were accessible verified and functioned as they

should, we recommend to be checked periodically to make sure they function properly.

• Bedroom (1): The bedroom (1) is a first bedroom located on the left side of hallway. The door is warped at the top (Refer to photo 65), but its components

(locks, hinges and hardware) are functional. The carpet-floor is in fair condition and has no significant defects with exception of normal wear and tear. The walls and ceiling are in fair condition with exception of cosmetics. The window is functional, but requires

cleaning for ease of use. The closet and its components (shelves, doors, rails and tracks) are functional. The lights are functional. The outlets that were accessible are

functional and grounded. The smoke detectors that were accessible verified and functioned as they should, we recommend to be checked periodically to make sure they function properly.


Photo 65

• Bedroom (2): The bedroom (2) is located at the end of left side hall. The door and

its components (locks, hinges and hardware) are functional. The carpet-floor is in fair condition and has no significant defects with exception of normal wear and tear. The

walls and ceiling are in fair condition with exception of cosmetics. The windows that were unobstructed were checked, and found to be functional, but requires rails and tracks require cleaning for ease of use. The closet components, doors, rails and

tracks are not functional securely (refer to photo 67). The closet shelve is set tilted towards the front. The lights are functional. The outlets that were accessible are

functional and grounded. The smoke detectors that were accessible verified and functioned as they should, we recommend to be checked periodically to make sure they function properly.

Photo 67

• Bedroom (1): The bedroom (1) is a first bedroom located on the right side of hallway. The single door and its components (locks, hinges and hardware) are functional. The carpet-floor is in fair condition and has no significant defects with exception of

normal wear and tear. The walls and ceiling are in fair condition with exception of cosmetics. The window is functional, but requires cleaning for ease of use. The

closet and its components (shelves, doors, rails and tracks) are functional. The lights are functional. The outlets that were accessible are functional and grounded. The smoke


detectors that were accessible verified and functioned as they should, we recommend to be checked periodically to make sure they function properly.

BATHROOM(s) – General

The residence has 1-3/4 bathrooms. In accordance with industry standards, we do not

comment on common cosmetic deficiencies and do not evaluate window treatments, steam showers, and saunas. More importantly, we do not leak-test shower pans, which is usually the responsibility of termite inspector. However, because of the possibility of

water damage, most termite inspectors will not leak-test second floor shower pans without the written consent of the owners or occupants.

• Master Bathroom: The master bathroom is a 3/4-full component (bathtub is missing), and is located inside the master bedroom. The tile-floor is in fair condition with no significant defects. The walls and ceiling are in acceptable condition with

exception of cosmetics. The windows that were unobstructed were checked and found functional. The sinks, faucets and their components are functional. The countertop is in

fair conditions. The stall shower, spout and their components are functional. The exhaust fan is functional, but above standard noise. The lights are functional. The outlets are functional and grounded.

• 2nd Bathroom: The 2nd bathroom is a full component, and is located at the end of the hall. The tile-floor is in fair condition with no significant defects. The walls and

ceiling are in acceptable condition with exception of cosmetics. The windows that were unobstructed were checked and found functional. The sinks, faucets and their components are functional. The countertop and tub are in fair conditions. The stall

shower, spout and their components are functional. The lights are functional. The outlets are functional and grounded.

LAUNDRY ROOM – General

In accordance with industry standards, we do not test clothes dryers, nor washing machines and their water connections and drainpipes. However, there are two things

that you should be aware of; the water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer braided stainless steel ones that

are much more dependable. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipe can handle, which

causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger.

• Observations: The laundry is located at garage. The valves and connectors are

functional; however, because they are not in daily use they typically become stiff and or frozen; we recommend to be checked periodically. The trap and drain are

functional. The gas valve and connector are functional. Faulty dryer vents have been responsible for thousands of fires, hundreds of injuries, and even deaths. The best vents

are a smooth-walled metal type that travels a short distance; all other types should be regarded as suspect, and should be inspected bi-annually to ensure that they do not contain trapped lint or moisture. The lights are functional and the outlets

that were tested are functional and grounded.

PLUMBING – General


Plumbing systems have common components, but they are not uniform. In addition to fixtures, these components include gas pipes, water pipes, pressure regulators, pressure

relief valves, shut-off valves, drain and vent pipes, and water-heating devices, some of which we do not test if they are not in daily use. The best and most dependable water

pipes are copper, because they are not subject to the build-up of minerals that bond within galvanized pipes, and gradually restrict their inner diameter and reduce water volume. Water softeners can remove most of these minerals, but not once they are

bonded within the pipes, for which there would be no remedy other than a re-pipe. The water pressure within pipes is commonly confused with water volume, but whereas high

water volume is good high water pressure is not. In fact, whenever the street pressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factory preset between forty-five and sixty-five pounds per square inch.

However, regardless of the pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure

begins to stress the washers and diaphragms within the various components.

Waste-pipes and drainpipes are equally varied, and range from modern ABS ones

[acrylonitrile butadiene styrene] to older ones made of cast-iron, galvanized steel, clay, and even a cardboard-like material that is coated with tar. The condition of these pipes is usually directly related to their age. Older ones are subject to damage through decay

and root movement, whereas the more modern ABS ones are virtually impervious to damage, although some rare batches have been alleged to be defective. However,

inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains. Nonetheless, blockages will occur in the life of any system, but blockages in drainpipes, and particularly in main drainpipes, can be

expensive to repair, and for this reason we recommend having them video-scanned. This could also confirm that the house is connected to the public sewer system, which is

important because all private systems must be evaluated by specialists.

• Observation: The main and secondary shut-off valves’ locations are reported earlier in this report. A functional pressure regulator is in place on the plumbing system. There

is a pressure relief valve on the plumbing system, as required. The potable water pipes within this residence are predominantly galvanized, and are assumed to be original. They

will produce rusty looking water from time to time and, because the water volume in such pipes will gradually be reduced by a build-up of minerals within them, we do not fully endorse them. However, some of these pipes have been replaced with copper ones,

and you should expect to continue replacing the remaining ones.

• Hose Bibs: The hose bibs are functional, but we may not have located and tested

every one on the property. However, they are not in daily use and will inevitably become stiff and/or frozen and therefore we recommended to be checked periodically where is installed.

Gas Water Heater: General

There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. However, few of them last

longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to

flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a minimum of 110 degrees Fahrenheit to kill microbes and a maximum of 140 degrees to


prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with either a pressure/temperature relief valve and discharge pipe

plumbed to the exterior, or a Watts 210 gas shut-off valve.

• Observations: The 50/48 gallon gas water heater is manufactured by General

Electric and located in the garage and placed on 18-20 inch height wooden stand-box. The water heater is functional but we were unable to determine the day of installation, which should be posted on the wall near the water heater. We

recommended consult with the seller prior to closing the escrow. The shut-off valve and water connectors are functional. The gas control valve and its connector at

the water heater are functional. The vent pipe is functional. The water heater is equipped with a mandated pressure-temperature relief valve and the drain valve is in place and presumed to be functional. The water heater is not equipped with a

drain pan, but has a discharge pipe, which is designed to prevent water damage from a leak. The discharge pipe should be drain into drainpipe, which is not

(refer to photo 13). Nevertheless, the water heater should be periodically monitored for any signs of a leak. The water heater does have appropriate combustion-air vents. The

water heater is seismically secured.

Photo 13

Waste and Drainage Systems: General

We attempt to evaluate drain pipes by flushing every drain that has an active fixture

while observing its draw and watching for blockages or slow drains, but this is not a conclusive test and only a video-scan of the main line would confirm its actual condition.

However, you can be sure that blockages will occur, usually relative in severity to the age of the system, and will range from minor ones in the branch lines, or at the traps beneath sinks, tubs, and showers, to major blockages in the main line. The minor ones

are easily cleared, either by chemical means or by removing and cleaning the traps. However, if tree roots grow into the main drain that connects the house to the public

sewer, repairs could become expensive and might include replacing the entire main line. For these reasons, we recommend that you ask the sellers if they have ever experienced any drainage problems, or you may wish to have the main waste

line video-scanned before the close of escrow. Failing this, you should obtain an insurance policy that covers blockages and damage to the main line. However, most

policies only cover plumbing repairs within the house, or the cost of rooter service, most of which are relatively inexpensive. Based on industry recommended water tests, the


drainpipes are functional at this time, however, only a video-scan of the main drainpipe could confirm its actual condition.

Due to verity of reasons, eventually sinks, toilets, showers, drains, garbage disposals, grease traps, and septic tanks will build-up and clog. To prevent build-up, we

recommend using natural enzyme action. To prevent hair-clogs, we recommend commercial strength 10 minutes hair-clog remover and for tough grease clogs, we recommend commercial professional strength drain opener.

• Observation: The visible portions of the drainpipes are an older cast-iron type, which are not as dependable as modern ABS drainpipes.

ELECTRICAL: General

There are wide variety of electrical systems with an even grater variety of components, and any one particular system may not conform to current standards or provide the

same degree of service and safety. What is most significant about electrical systems however is that the national electrical code (NEC) is not retroactive, and therefore many residential systems do not comply with latest safety standards. Regardless, we are not

electricians and with compliance with our standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to

determine if the supply meets the demand. However, in the interests of safety, we regard every electrical deficiency and recommended upgrade as a latent hazard that should be serviced as soon as possible and that the entire system be evaluated and

certified as safe by an electrician. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close

of escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, we typically recommend the upgrading outlets to have ground fault protection, which is

relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI’s or Ground Fault Circuit Interrupters and, generally speaking, have been required

in specific locations for more than thirty years, beginning with swimming pools and exterior outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and hot tubs in 1981, hydro tubs, massage equipments, boat

houses, kitchens, and unfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets with exception of refrigerator and freezer outlets

since 1996. Similarly, AFCI’s or Arc Fault Circuit Interrupters, represent the very latest in circuit breaker technology, and have been required in all bedroom circuits since 2002.

However, inasmuch as arc faults cause thousands of electrical fires and hundreds of death each year, we categorically recommend installing them at every circuit as prudent safety feature.

National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also,

they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every

one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.

• Observations: The location of service entrance, mast weather head, and cleat have reported early in this report.


HEAT - A/C – General

The components of most heating and air-conditioning systems have a design-life from ten to twenty years, but can fail prematurely with poor maintenance, which is why we

apprise you of their age whenever possible. We test and evaluate them accordance with standards of practice, which means that we do not dismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, which is also known as

the firebox, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. We perform a conscientious evaluation of both systems, but we are not

specialist. However, even the most modern heating systems can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injury, and even death.

Combustion involves the burning of a fuel that produces heat energy. Combustion requires adequate supply of air called combustion air. To have a successful combustion

process, there has to be a fuel, oxygen, and an ignition source. Burning a natural gas can be explained by the general equation; CH4 + 2O2 = CO2 + 2H2O+ heat.

Natural gas is about 85 to 90% methane (CH4). Burning natural gas (CH4) with oxygen yields carbon dioxide (CO2) and water vapor (2H2O) and heat. This is referred to as complete combustion. In reality, air is the source of oxygen (O2), and in the air, oxygen

is mixed with some nitrogen. The resultant flue gas from the combustion will contain some nitrogen. Combustion is never complete (or perfect). In combustion exhaust

gases, both unburned carbon (as soot) and carbon compounds (CO and others) will be present. Also, because air is the oxidant, some nitrogen will be oxidized into various nitrogen oxides (NOX).

Therefore, in accordance with the terms of our contract, it is essential that any recommendations that we make for service or a second opinion be scheduled before the

close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form of warranty or guarantee.

• Observations: It seems the central heat and air-conditioning are upgraded from original, but you may verify by the seller. The residence is served by package system

which is located in the hallway. Such systems are designed to last approximately twenty years, but they should be serviced bi-annually and have their filters changed every two to three months. The furnace and its components are functional. The

circulating fan is clean and functional. The gas valve and connector are in acceptable condition. The return-air compartment is in acceptable condition. The evaporator coil is

functional. The condensate drainpipe discharges correctly outside the residence. The drip pan is functional. The condensing coil responded to the thermostat and is functional. The electrical disconnect at the condensing coil is functional. The refrigerant

lines are in acceptable condition. The air-conditioning did not respond and achieved an acceptable differential temperature split between the air entering

the system and that coming out, of eighteen degrees or more, due to open channel dock in attic (refer to photo 87). The registers are reasonably clean and

functional. The current thermostat is not function as ‘energy-saver’ (refer to photo 79) and therefore, we suggest to be replaced with a newer one.


Photo 79 Photo 87

ATTIC –

• Observations: The attic can be accessed through a hatch in the hallway ceiling. We

evaluated the attic by direct access. The attic in compliance with industry standards for the year was built, and found it to be in acceptable condition. The visible portions of the conventionally stacked roof framing are in acceptable condition, and would conform to

the standards of the year in which they were installed. Ventilation is provided by a combination of eave, dormer, turbine, or gable vents, and should be adequate. The

electrical components that are fully visible appear to be in acceptable condition. The heat vents appear to be functional, but insufficient. The drainpipe vents that are fully visible are in acceptable condition. The visible portions of the exhaust ducts are

functional. The attic is insulated, but not necessarily to a maximum standard. The amount of insulation can range from three to eighteen inches, depending upon the

climate, the region, and the year in which the residence was constructed. For better efficiency, we suggest replace existing insulation with latest materials. We have notice the watermarks at the end of north, east and south of attic, which we

recommend have it to be inspected by license roof contractor.

GARAGE –

• Observations: The garage and the slab floor are in acceptable condition. Small

cracks are common and result as a consequence of the curing process, seismic activity, common settling, or the presence expansive soils, but are not structurally threatening. Also, you may notice some salt crystal formations that are activated by moisture

penetrating the slab. The garage’s ceiling is not insulated (refer to photo 33). The walls and ceiling are sheathed and in acceptable condition. Few sub-joist are broken and

they are repaired insufficiently (refer to photo 34), which we recommend have them to be replaced. The ventilation ports are functional. The firewall separating the

garage from the residence is functional. The garage/house entry door is solid core or fire-rated, and must be self-closes in conformance with fire-safety regulations. The garage/house entry door and its components (locks, hinges and hardware) found

functional, but we have noticed auto-return of hinges is dysfunction and doesn’t close automatically as it should (refer to photo 42). We recommend readjust or

replace hinges as required. The garage door and its components (rails, tracks, chain and hardware) are functional, but we recommend semi-annually inspections being performed by licensed contactors. The handheld garage door opener(s)


was not provided to verify the function and auto-reverse mode. The lights are functional. The outlets that were tested are functional and grounded. The cover of one

of the outlet is missing (refer to photo 11). The garage door is equipped with ‘key-in’ function (refer to photo 7); however, the key was not provided to verify its

function.

Photo 33 Photo 34

Photo 11 Photo 7

Photo 42


OTHER COMPONENTS -

• Alarm/Security Systems: Due to security reason and liability, we do not inspect alarm and security systems. We recommend consult with property owner for

system demonstrations and operations.

• Security Iron Mesh Door: There’s one has installed by northeast of garage entering to sidewalk. The door and its components are functional.

• Screens: We do not evaluate window screens, because many people choose to remove them for aesthetic reasons. Also, they are easily damaged and can be removed

after our inspection. Therefore, we choose to disclaim them.

• Few More Photos for your Archive and future Reference:

Front View Washer and Dryer Hookup

FIOS Connection H2O Heater Label


A/C Condenser A/C Condenser Label

220V A/C Fuse Box Garage Door Opener

Entry Door Entry Hallway


H2O Conservation Kit Living/Family Room

Formal Entry Sliding Door from Entry

Kitchen View Kitchen Sink


Dinning Room Sliding Window from Dinning

Sliding Door from Living/Family Room Fireplace

Oversized Outlet Cutouts Smoke Detector


Dysfunctional Dimmer Master Bedroom

Walk-in Closet in Master Bedroom Master Shower Stall

Master Shower Outlet Shortage Mark


A/C Furnace Missing Burner Cap

Gas Range Backyard View

Patio Covers

CONCLUSION -

The report you just read provided you with the conditions of your prospective property and its components that need service or a second opinion, but it is not definitive.


Regardless, in recommending service we have fulfilled our contractual obligation as unbiased inspectors and generalists, and therefore disclaim any further responsibility.

However, service is essential, because a specialist could identify further defects or recommend some upgrades that could affect your evaluation of the property.

End,

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