BPG Inspection Services · 2019-05-01 · Roofing ROOF COVERINGS 1. One area of the roof covering...

BPG Inspection Services

4693 White Oak AvenueEncino CA 91316

Client(s): PlumbidInspection Date: 5/17/2019

Inspector: Jim Gibson, LIC #

Inspection Date: 5/17/2019 Client(s): Plumbid of 54

Table Of ContentsCover Page ................................................................................................................ 1Table of Contents ....................................................................................................... 2Key Findings Introduction........................................................................................... 3Action Items ............................................................................................................... 4Consideration Items ................................................................................................... 8Items Inspected........................................................................................................ 21General Information ................................................................................................. 24Introductory Notes.................................................................................................... 25Structure................................................................................................................... 26Exterior ..................................................................................................................... 27Roofing..................................................................................................................... 30Plumbing .................................................................................................................. 33Electrical................................................................................................................... 36Heating and Cooling................................................................................................. 39Garage ..................................................................................................................... 41Interiors .................................................................................................................... 42Kitchen ..................................................................................................................... 47Bathrooms................................................................................................................ 49Laundry .................................................................................................................... 51Lawn Sprinklers........................................................................................................ 51Pools/Spas ............................................................................................................... 51


Thank you for choosing BPG for your property inspection. We value your business and are available should you have anyfollow-up questions regarding your report.

This report represents our professional opinion regarding conditions of the property as they existed on the day of ourinspection. We adhere to the Standards of Practices as outlined in our Inspection Agreement.

Your INSPECTION REPORT includes three sections: 1) Key Findings, 2) Property Information, and 3) InspectionAgreement. It is important to evaluate all three sections in order to fully understand the property and general conditions. Thefollowing definitions may be helpful in reviewing your reports.

Action Items may include:

• Items that are no longer functioning as intended• Conditions that present safety issues• Items or conditions that may require repair, replacement, or further evaluation by a specialist• Items that were inaccessible

Consideration Items may include:

• Conditions that may require repair due to normal wear and the passage of time.• Conditions that have not significantly affected usability or function- but may if left unattended.

SECTION I. KEY FINDINGSThis section is designed to summarize the findings and conditions that may require your immediate attention. Typically, theKey Findings Summary is used to help prioritize issues with other parties involved in the real estate transaction. It isimportant to review carefully all sections of your report and not rely solely on the Key Findings summary.

SECTION II. PROPERTY INFORMATIONThis section contains our detailed findings on all items inspected. Component locations, system types and details,maintenance tips, and other general information about the property will be included as appropriate.

SECTION III. INSPECTION AGREEMENTThis section details the scope of the inspection. BY ACCEPTANCE OF OUR INSPECTION REPORT, YOU AREAGREEING TO THE TERMS OF OUR INSPECTION AGREEMENT. A copy of this agreement was made availableimmediately after scheduling your inspection and prior to the beginning of your inspection. In addition, a copy is included onour website with your final inspection report.

To retrieve your full PROPERTY INSPECTION REPORT (all 3 sections) from our Web site:

• Point your web browser to http://www.bpginspections.com• Click on View Your Inspection Report• Enter the Report Id and Client Last Name (shown below)

◦ Report Id: 755619◦ Client's Last Name: Plumbid

• Follow the instructions to either view the report online or download it to your computer.

Again, thank you for selecting us as your inspection company. Please contact our Customer Service Center at800-285-3001 should you have any questions about your reports or desire additional assistance.

BPG Inspection Services SECTION I: KEY FINDINGS


http://www.bpginspections.com/

RoofingROOF COVERINGS

1. One area of the roof covering is puddling at the front of the home. A qualified roofing contractor should inspectfurther and make any needed repairs.

PlumbingWASTE and VENT PIPES

2. The drain line is actively leaking under the crawl space. All leaking piping should be repaired if possible or replacedas necessary. A qualified plumber should do the work.

shower drain right bathroom

WATER HEATER SEISMIC STRAPS3. The straps located at the top and the bottom of the water heater do not encircle the tank. This allows movement

during seismic activity and the unit is susceptible to physical damage. We recommend the water heater be securedproperly, per current standards.

ElectricalGFCI CONDITIONS (GROUND FAULT CIRCUIT INTERRUPTERS)


Action Items


Electrical4. We recommend upgrading by installing GFCI receptacles in all locations required by present standards. This

includes locations in bathrooms, garages, exteriors, basements and crawl spaces, wet bars, kitchens and laundry.They are also commonly utilized for equipment such as sump pumps, whirlpools, spas and pool equipment. GFCI'shave two different forms: receptacles with test/reset buttons, and panel breakers, and either form is effective inprotecting appropriate outlets or fixtures.Consider upgrading unprotected receptacles in areas where GFCI protection is presently required. A qualifiedelectrician should do the work.

Wet Bar

WIRING5. There is exposed wiring (Romex) at the kitchen cabinetry. The wiring is susceptible to physical damage and not

well protected.- A licensed electrician should properly install any exposed wiring.

EXTERIOR RECEPTACLES AND FIXTURES6. One or more exterior outlets at the left side of the home damaged or defective. A qualified electrician should

should make any needed corrections.

INTERIOR RECEPTACLES AND FIXTURES7. One or more outlets are wired backwards, called "reverse polarity", at several rooms. A qualified electrician should

make any needed repairs.


Action Items


Electrical

8. One or more cover plates for switches are missing and/or damaged in the building. This can be a shock hazard. Allmissing or damaged cover plates should be replaced with new cover plates.

Heating and CoolingA/C EQUIPMENT

9. The condenser is operational with some deterioration to the fins. A qualified HVAC contractor should make anyneeded repairs or modifications.

InteriorsFIREPLACE

10. The glass enclosure at fireplace in the living room is missing. We recommend repair as needed.


Action Items


Interiors

Pools/SpasFENCES, GATES and ACCESS

11. The left front and right front gate has direct access to the pool area but is not equipped with a self-closingmechanism. Gates should self-close for child safety. Have a qualified contractor install an automatic self-closingdevice.

ELECTRIC and BONDING12. GFCI protection is not installed at the exterior receptacles near the pool/spa. This is a safety concern. All exterior

receptacles within 20' of the pool/spa should be GFCI protected. A qualified technician should install GFCIprotection as needed.

Pool light is not on GFI


Action Items


Introductory NotesCLIENT ADVICE

13. Los Angeles City ( along with several other cities ) has property upgrades that are required at the time of saleconcerning health, safety and conservation retrofit requirements that are in addition to those of the State OfCalifornia. These requirements may include a gas meter earthquake safety shut off valve, earthquake straps atany and all water heaters, smoke detectors, CO Detectors, fire egress at bedrooms, low flow toilets, low flowshower heads, GFCI outlets and safety glazing film. Other items may be required as the requirements are updatedor by different cities. We do not perform a compliance inspection for this requirement. It is recommended that youcontact the city where the property is located to establish any local retrofit or safety upgrade requirements prior toclose of escrow. Certificates of compliance may be needed.

StructureWDO - PEST

14. There is evidence of moisture damage to the wood at the fascia board at the exterior areas. We recommendconsultation with a licensed pest inspector who can inspect and advise further on any treatment needed.

ExteriorGRADING, DRAINAGE, RETAINING WALLS

15. The grading is inadequate around the exterior of the building. This can promote water entry into the building orfoundation.- Have a qualified contractor or landscaper regrade the yard as needed.


Consideration Items


Exterior

16. The grading around the exterior is flat by modern standards. The soil should fall away 6" in 10' for proper grade.Have a technician correct as needed.

DRIVEWAYS AND WALKWAYS17. There are cracks in the driveway. The driveway is otherwise in adequate condition.

WALL CLADDING AND TRIM18. There are cracks in the stucco on the exterior of the building.

- All cracks should be patched and sealed in the course of routine maintenance.


Consideration Items


Exterior

DOORS19. One or more sliding door screens need adjustment and lubrication for smoother operation.

RoofingLIMITATIONS: ROOFING

20. One or more areas of roofing and gutter system contain debris that should be removed to ensure proper drainage.

ROOF COVERINGS21. The roof appears to be newer with no major deterioration noted. General maintenance is suggested for all the

roofing components. A qualified technician should perform any needed repairs.


Consideration Items


Roofing

GUTTERS/ DOWNSPOUTS AND DRAINS22. The gutters are full of debris in areas. Debris in gutters can conceal rust, deterioration or leaks that are not visible

until cleaned. We recommend the gutters be cleaned and evaluated by a qualified technician.

23. The gutter is deteriorated at the front. A qualified technician should make any needed repairs or modifications.

CHIMNEYS24. The chimney mortar cap has some cracking and deterioration.

- It should be repaired during routine property maintenance.


Consideration Items


Roofing

PlumbingMAIN WATER SHUT-OFF

25. The main shut-off valve is covered with soil. The valve should be fully exposed for ease of operation.

WATER HEATER COMBUSTION and VENTING26. The water heater vent is not mechanically fastened at the joints or connections in accordance with industry

standards. This can be unsafe. The vent joints should be properly secured by a qualified technician.

ElectricalINTERIOR RECEPTACLES AND FIXTURES

27. One or more lights are not functional at the interior. Some bulbs are missing and other bulbs may have burned out.Try replacing the bulbs, and test the fixtures. If a new bulb does not correct the problem, a qualified electricianshould make repairs or modifications as necessary.


Consideration Items


Electrical

28. One wall light switch is deteriorated at living room. A qualified electrician should make any needed repairs.

GarageGARAGE CEILINGS

29. Water stains are evident on the ceiling. However, we could not confirm an active leak.- The source should be identified and necessary repairs performed.

PASSAGE DOOR FROM GARAGE TO INTERIOR30. The passage door from the garage to the interior needs the door adjusted to fully close. A qualified technician

should make repairs or modifications as necessary to restore the fire separation.


Consideration Items


InteriorsCEILINGS

31. Water stain/damage is present in the utility room ceiling. The source of the leak should be identified and necessaryrepairs performed before any attempt is made to restore surface appearance. A technician should repair asneeded.

FLOORS32. The carpet flooring is loose or baggy and not stretched for a tight installation at the hallway. A qualified technician

should make any needed repairs or modifications.

33. The vinyl flooring has some blemishes or small tear at the laundry room. A qualified technician should make anyneeded repairs or modifications.

34. The tile flooring has deterioration at the bathroom. A qualified technician should make any needed repairs ormodifications.


Consideration Items


Interiors

35. The tile flooring transition is missing in the doorway at the bathroom. A qualified technician should make anyneeded repairs or modifications.

WINDOWS36. One or more interior windows need maintenance. Clean window track and lubricate rollers.

37. Several windows in the home missing/damaged sash springs/wires. A qualified technician should make anyneeded repairs.

38. One window in the living room missing crank handles. A qualified technician should make any needed repairs.


Consideration Items


Interiors

DOORS39. One or more interior closet doors need adjustment for smoother operation.

40. One or more doors do not latch properly. Hinges, latches, and strike plates on all non-latching doors can beadjusted to restore full operation. Any missing hardware can be replaced with compatible pieces.

41. Advisable to maintenance pocket door at kitchen for smoother operation.

SMOKE DETECTORS/CO DETECTOR42. It is recommended as a safety upgrade, to replace all smoke detectors with "photoelectric type" detectors or

combinations of the same. Research has determined that "photoelectric" smoke detectors are much more effectivewith all types of fires (kitchen grease/cooking oil, fuel and smoldering fires. ). Be aware that all smoke detectorshave a life span of 7-10 years and should be replaced inside that time span. Current standards require smoke


Consideration Items


Interiorsdetectors in all bedrooms, hallways adjacent to bedrooms and all levels of the home including basements.Remember to test your smoke detectors at least once a year, replacing the batteries as necessary.

FIREPLACE43. Excessive ash accumulation in the family room fireplace prevented inspection for soft, crumbly brick, cracks or

voids, and/or loose or missing bricks. We recommend the ash be removed and the firebox be inspected by afireplace specialist.

KitchenCOUNTERTOP/SINK

44. The joint between the countertop and the backsplash is open and subject to moisture damage from waterpenetration. Re-caulking is advised.

45. Caulking at the kitchen sink area is deteriorated and/or missing. This could allow water to enter into the cabinetbelow. A qualified technician should remove the old caulking and re-caulk as needed.


Consideration Items


Kitchen

46. Faucet at wet bar is inoperable, handles frozen. Consult with qualified contractor for maintenance.

RANGES/OVENS/COOKTOPS47. Control panel diodes flicker and are intermittent.

KITCHEN EXHAUST SYSTEM48. The light bulb for the exhaust fan/range hood did not work when tested. A technician should repair or replace as

needed.

CABINETS49. The cabinets are in adequate condition. However, adjustment of some/all hinges and latches is needed.


Consideration Items


Kitchen

BathroomsWASH BASIN(S)

50. The drain stop for the wash basin in the bathroom is inoperable.- It should be repaired or replaced to restore proper function.

51. Wash basin at right hallway bathroom has a leak drain flange.

CABINETS/COUNTERTOP52. The joint between the countertop and the sink at the hall bathroom is open and subject to moisture damage from

water penetration. Re-caulking is advised.


Consideration Items


Bathrooms53. The cabinets are in adequate condition. However, adjustment of some/all hinges, latches and drawers is needed.

54. The joint between the countertop and the sink at the hall bathroom is open and subject to moisture damage fromwater penetration. Re-caulking is advised.

Pools/SpasFLATWORK and COPING

55. The pool decking is deteriorated in areas. A qualified contractor should make any needed repairs or modifications.

Prepared Using HomeGauge http://www.homegauge.com : Licensed To BPG Inspection Services


Consideration Items


http://www.homegauge.com

Introductory Notes1.0 CLIENT ADVICE X1.1 INSPECTION SCOPE X1.2 PERMITS X1.3 ENVIRONMENTAL X1.4 WALK THROUGH INFORMATION X1.5 PICTURES XStructure2.0 CLIENT INFORMATION X2.1 LIMITATIONS: ACCESS X

2.2 SLAB FOUNDATIONS ANDCRAWLSPACES X

2.3 CRAWL SPACE MOISTURE X2.4 FOUNDATION MOISTURE X2.5 CRAWL SPACE VENTILATION X2.6 MUDSILL and BOLTING X2.7 CRIPPLE WALLS X2.8 BEAMS X2.9 PIERS and POSTS X2.10 LIMITATIONS: FLOOR FRAMING X2.11 FLOOR JOISTS X2.12 SUBFLOORING X2.13 INSULATION and VAPOR BARRIER X2.14 LIMITATIONS: ROOF FRAMING X2.15 ROOF and CEILING FRAMING X2.16 PURLINS and COLLAR TIES X2.17 RIDGE - VALLEY - HIP BEAMS X2.18 ROOF TRUSS CONDITION X2.19 LIMITATIONS: WALL FRAMING X2.20 WALL FRAMING X2.23 WDO - PEST XExterior3.0 CLIENT INFORMATION X3.1 LIMITATIONS: EXTERIOR X

3.2 GRADING, DRAINAGE, RETAININGWALLS X

3.3 DRIVEWAYS AND WALKWAYS X3.4 PATIOS and COVERS X3.5 DECKS, BALCONIES and PORCHES X3.6 LIMITATIONS: EXTERIOR CLADDING X3.7 WALL CLADDING AND TRIM X3.8 EAVES, SOFFITS, FASCIA AND PAINT X

3.9 LIMITATIONS: EXTERIOR DOORS &WINDOWS X

3.10 DOORS X3.11 WINDOWS X3.12 STEPS and RAILINGS X3.13 FENCES and GATES X3.14 VEGETATION and PLANTERS XRoofing4.0 CLIENT INFORMATION X4.1 LIMITATIONS: ROOFING X4.2 ROOF COVERINGS4.3 FLUES and CAPS X4.4 FLASHINGS X4.5 GUTTERS/ DOWNSPOUTS AND DRAINS X4.6 CHIMNEYS X4.7 SKYLIGHTS and SOLAR PANELS XPlumbing5.0 CLIENT INFORMATION X

5.1 LIMITATIONS: PLUMBING WATERSUPPLY X

5.2 MAIN WATER SHUT-OFF X5.3 PLUMBING WATER SUPPLY X5.4 PLUMBING FIXTURES and DRAINS X5.5 WASTE and VENT PIPES: LIMITATIONS X5.6 WASTE and VENT PIPES5.7 WATER HEATER : LIMITATIONS X5.8 WATER HEATER X

5.9 WATER HEATER GAS and ELECTRICCONNECTIONS X

5.10 WATER HEATER COMBUSTION andVENTING X

5.11 WATER HEATER SEISMIC STRAPS5.12 WATER HEATER - CONDITIONS X5.14 GAS SYSTEM:LIMITATIONS X5.15 GAS SYSTEM X5.16 GAS PIPES and VALVES X5.17 GAS VENTS AND FLUES XElectrical6.0 CLIENT INFORMATION X6.1 LIMITATIONS: ELECTRICAL X

6.2 SERVICE ENTRANCE CONDUCTORS/AMPACITY X

6.3 METER AND GROUNDING X

BPG Inspection Services ITEMS INSPECTED

Legend X No Action Items Found Action Item Consideration Item


6.4 MAIN DISTRIBUTION PANEL X6.5 CIRCUIT BREAKERS X

6.7 GFCI CONDITIONS (GROUND FAULTCIRCUIT INTERRUPTERS)

6.8 WIRING

6.9 EXTERIOR RECEPTACLES ANDFIXTURES

6.10 INTERIOR RECEPTACLES ANDFIXTURES

6.11 HVAC DISCONNECT XHeating and Cooling7.0 CLIENT INFORMATION X7.1 LIMITATIONS - HEATING AND COOLING X7.2 HEAT - GENERAL CONDITIONS X7.3 BURNER CONDITIONS X7.4 VENTS AND FLUES X7.5 THERMOSTATS X7.6 DUCTING, FILTERS, PLENUM X7.7 SAFETY SWITCH and SENSORS X7.8 COMBUSTION AIR/RETURN AIR X

7.9 HEATING UNIT CLEARANCES AT HVAC& FAU X

7.10 HEATING EQUIPMENT X7.11 LIMITATIONS - A/C X7.12 A/C EQUIPMENT7.13 A/C CONDENSATE SYSTEM X7.23 HEATING UNIT CLEARANCES XGarage9.0 CLIENT INFORMATION X

9.1 LIMITATIONS ABOUT INSPECTING theGARAGE X

9.2 GARAGE CEILINGS X

9.3 GARAGE WALLS (FIREWALLSEPARATION - VENTILATION) X

9.4 PASSAGE DOOR FROM GARAGE TOINTERIOR X

9.5 GARAGE FLOOR X9.6 GARAGE DOOR(S) and HARDWARE X9.7 GARAGE DOOR OPERATORS XInteriors10.0 INTERIOR INSPECTION LIMITATIONS X10.1 CEILINGS X10.2 WALLS X10.3 FLOORS X

10.4 WINDOWS X10.5 BEDROOM FIRE SAFETY EGRESS X10.6 DOORS X10.7 CLOSETS/CABINETS X10.9 SMOKE DETECTORS/CO DETECTOR X10.11 FIREPLACE10.12 SKYLIGHTS X10.13 WET BAR XKitchen

11.0 LIMITATIONS ABOUT KITCHENINSPECTION X

11.1 COUNTERTOP/SINK X11.2 RANGES/OVENS/COOKTOPS X11.3 KITCHEN EXHAUST SYSTEM X11.4 WASTE DISPOSER X11.5 MICROWAVE X11.6 DISHWASHER and AIR GAP X11.7 CABINETS XBathrooms12.0 CLIENT INFORMATION X12.1 WALLS X12.2 FLOOR X12.3 CEILINGS X12.4 WASH BASIN(S) X12.5 SHOWER WALLS X12.6 SHOWER ENCLOSURE(S) X12.7 SHOWER PAN(S) X12.8 TOILET(S) X12.9 BATHROOM VENTILATION X12.10 BATHTUB(S) X12.12 CABINETS/COUNTERTOP XLaundry13.0 CLIENT INFORMATION X13.1 CLOTHES WASHER CONNECTIONS X13.2 CLOTHES DRYER CONNECTIONS X13.3 VISIBLE CLOTHES DRYER VENT X13.4 LAUNDRY TUB XLawn Sprinklers14.0 SPRINKLER SYSTEM X

14.1 Limitations About the Landscape IrrigationInspection X

14.2 REINSPECTION CONDITION XPools/Spas




15.0 GENERAL COMMENTS: POOL or SPA X15.1 LIMITATIONS: POOL and SPA X15.2 FENCES, GATES and ACCESS15.3 FLATWORK and COPING X15.4 VESSEL CONDITION X

15.5 SKIMMER and DRAIN COVERS X15.6 POOL and SPA PUMPS/PLUMBING X15.7 FILTER X15.8 POOL and SPA HEATERS X15.9 ELECTRIC and BONDING




Date: 5/17/2019 Time: 01:00:00 PM Report ID: 755619Property: 4693 White Oak Avenue, Encino, CA 91316 Prepared By: Jim Gibson

General InformationScopeThis inspection is a non-invasive examination of readily accessible systems and components as outlined in the Standards ofPractice of the American Society of Home Inspectors (ASHI) or your specific state standards. In compliance, our reports aresubject to the Definitions, Scope, Limitations, Exceptions, and Exclusions as outlined in the Standards of Practice. A copy ofthe Standards of Practice may be obtained from your inspector or from the web site identified in our Inspection Agreement.

In general, home inspections include a visual examination of readily accessible systems and components to help identifymaterial defects - as they exist at the time of the inspection. This is not a technically exhaustive inspection and will notnecessarily list all minor home maintenance or repair items. Latent, inaccessible, or concealed defects are excluded fromthis inspection. Inspectors do not move furniture, appliances, personal items, or other materials that may limit his/herinspection. We do not report on cosmetic or aesthetic issues. Unless otherwise stated, this is not a code inspection. Wedid not test for environmental hazards or the presence of any potentially harmful substance.

Use of ReportsIf the inspection is performed in connection with the sale, exchange or transfer of the property, copies of the report may beprovided to the principals in the transaction and their agents. However, the report is for your sole information and benefit.We do not intend for anyone but the person(s) listed on this report to benefit, directly or indirectly, from this agreement andinspection report. Our contractual relationship is only to the person(s) purchasing our report/service.

Inspection Agreement and 90 Day GuaranteeBY ACCEPTANCE OF OUR INSPECTION REPORT, YOU ARE AGREEING TO THE TERMS OF OUR INSPECTIONAGREEMENT. A copy of this agreement was made available immediately after scheduling your inspection and prior to thebeginning of your inspection. In addition, a copy is included on our website with your final inspection report. You shouldreview the liability limitations and terms of the agreement carefully before accepting your inspection report. Should youdiscover a defect for which we may be liable to you, you must notify us and give us a reasonable opportunity to re-inspectthe property before you repair the defect.

We understand the serious nature of real estate transactions and attempt to take reasonable actions to provide value andprotect our clients. We provide a limited 90-day guarantee on most of the major components that were inspected. A fullexplanation of our 90 day guarantee is included on our website with your final inspection report. A more comprehensiveone-year home warranty is available if ordered within 30 days of your inspection. As a BPG client you can receive adiscounted rate and plan details by calling us at 800-285-3001.

A part of many real estate transactions are contingencies limiting the time available for follow up inspections, repair work, orfurther inquiries. We are not responsible for any investigations that are not completed prior to the end of the contingencyperiod.

Report DefinitionsThe following definitions of comment descriptions represent this inspection report.

Inspected: The item was visually observed and appears to be functioning as intended unless otherwise noted.

Not Inspected: The item was not inspected (reason for non-inspection should be noted):

Not Present: The item was not found or is not present.

Action Item: The item is not functioning as intended or needs repair or further evaluation.

BPG Inspection Services SECTION II: PROPERTY INFORMATION


Consideration Item: The item should be monitored and repair/replacement should be considered. (Includesdefinitions, helpful tips, recommended upgrades, conditions requiring repair due to normal wear, and conditionsthat have not significantly affected usability or function - but may if left unattended).

Style of Home:One Story Single Family Dwelling

Home Viewed From:Front Street

Building Status:Occupied With a Normal Amount of InteriorFurnishings

Age Of Structure:56 to 60 Years

Age Determination:By Owner, Reported in Listing

Attendees:Client and Client's Agent

Weather:Clear

Precipitation:No Precipitation

Temperature:60 - 70 degrees

Lot Topography:Nearly Flat

Soil Condition:Dry

Standards of Practice:American Society of Home Inspectors

1. Introductory NotesInspection Items

CLIENT ADVICELos Angeles City ( along with several other cities ) has property upgrades that are required at the time of saleconcerning health, safety and conservation retrofit requirements that are in addition to those of the State OfCalifornia. These requirements may include a gas meter earthquake safety shut off valve, earthquake straps atany and all water heaters, smoke detectors, CO Detectors, fire egress at bedrooms, low flow toilets, low flowshower heads, GFCI outlets and safety glazing film. Other items may be required as the requirements are updatedor by different cities. We do not perform a compliance inspection for this requirement. It is recommended that youcontact the city where the property is located to establish any local retrofit or safety upgrade requirements prior toclose of escrow. Certificates of compliance may be needed.

INSPECTION SCOPEThe purpose of this inspection was to evaluate the building for function, operation and condition of its systems andcomponents. The inspection does not include any attempt to find or list cosmetic flaws. You, the client, are the finaljudge of aesthetic issues. The presence of furnishings, personal items and decorations in occupied structuressometimes limits the scope of the inspection. For instance, the placement of furniture prevents access to everyelectrical receptacle. The presence or extent of building code or zoning violations is not the subject of thisinspection nor is it included in this report. No information is offered on the legal use, or possible uses of the buildingor property. Information with regard to these issues may be available from the appropriate building and/or zoningagency. Important information about this property may be a matter of public record. However, a search of publicrecords is not in the scope of this inspection. We recommend the buyer review all appropriate public records if thisinformation is desired. We recommend that the buyer conduct a thorough pre-closing walkthrough inspection beforeclosing escrow.

PERMITSConfirmation should be obtained from the owner, or in their absence, the local building department, that allnecessary permits for appropriate construction and/or remodeling were secured, appropriate inspections wereperformed and all requisite final signatures have been obtained.

ENVIRONMENTALEnvironmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon,toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soilcontamination. We may make reference to one or more of these materials when/if noted during the inspection.Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is



recommended. Information related to these products can be found in the "Homeowners Guide to Earthquake Safety& Environmental Hazards" pamphlet.

WALK THROUGH INFORMATIONDuring your final walk-through inspection you should have the opportunity to check the structure when it is vacant.At this time you may be able to check the areas that were concealed at the time of the inspection. You should checkto see if anything has changed since the original inspection (that is typically performed a few months prior toclosing). It is also advisable for the owner to provide any operating manuals for equipment, along with anywarranties that are available. You should operate kitchen equipment, plumbing fixtures, heating and air conditioningsystems, and any other equipment that is included as part of the purchase. It is also important to check for anysigns of water penetration problems in the house (interior and in the attic). If the owner has agreed to any repairwork, the documentation for this work should be obtained. Any problems that are discovered during the walk-through inspection should be discussed with your real estate professional, prior to closing.

PICTURESAny pictures included in this report are not meant to represent every defect that has been found. There may beaction items that do not have a picture included. We suggest reading the key findings to find all of the defects thathave been reported on. Pictures, if included, represent only the key finding associated with that picture. If you haveany questions on the key findings, please contact the inspector for clarification.

2. StructureOur inspection of the structure included a visual examination of the exposed, readily accessible portions of the structure.These items were examined for visible defects, excessive wear, and general condition. Many structural components areinaccessible because they are buried below grade or are behind finished surfaces. Therefore, much of the inspection wasperformed by looking for visible symptoms of movement, damage and deterioration. Where there are no symptoms,conditions requiring further review or repair may go undetected and identification is not possible without destructive testing.We make no representations as to the internal conditions or stability of soils, concrete footings and foundations, except asexhibited by their performance. We cannot predict when or if foundations or roofs might leak in the future.

Styles & Materials

Foundation Type and Material:Slab (poured in place concrete)Raised

Wall Structure:Wood

Roof Structure:Conventional Rafter

Floor Structure:Wood JoistsSlabPost and Beam

Ceiling Structure:Wooden Joists

Method Used to Observe Crawlspace:Crawled

Columns or Piers:Concrete PiersWood Posts

Foundation Vent Type:Screened Foundation Vents

Floor Insulation:None

Wall Insulation:Not Visible

Inspection ItemsCLIENT INFORMATION

LIMITATIONS: ACCESS

SLAB FOUNDATIONS AND CRAWLSPACES [Inspected]

CRAWL SPACE MOISTURE [Inspected]

FOUNDATION MOISTURE [Inspected]

CRAWL SPACE VENTILATION [Inspected]

MUDSILL and BOLTING [Inspected]



CRIPPLE WALLS [Inspected]

BEAMS [Inspected]

PIERS and POSTS [Inspected]

LIMITATIONS: FLOOR FRAMING

FLOOR JOISTS [Inspected]

SUBFLOORING [Inspected]

INSULATION and VAPOR BARRIER [Inspected]

LIMITATIONS: ROOF FRAMING

ROOF and CEILING FRAMING [Inspected]

PURLINS and COLLAR TIES [Inspected]

RIDGE - VALLEY - HIP BEAMS [Inspected]

ROOF TRUSS CONDITION [Inspected]

LIMITATIONS: WALL FRAMING

WALL FRAMING [Inspected]

WDO - PESTThere is evidence of moisture damage to the wood at the fascia board at the exterior areas. We recommendconsultation with a licensed pest inspector who can inspect and advise further on any treatment needed.

3. ExteriorOur inspection of the building exterior included a visual examination. Items are examined for defects, excessive wear, andgeneral state of repair. Exterior wood components are randomly probed. We do not probe everywhere. Varying degrees ofexterior deterioration could exist in any component. Vegetation, including trees, is examined only to the extent that it isaffecting the structure.

Styles & Materials

Cladding:Stucco

Driveway Surface:Concrete on Grade

Walkway Surface:Concrete on Grade

Exterior Door Type:Wood

Trim:Wood

Window Material:Painted Aluminum Frame

Patio Surface:Concrete on Grade

Patio/Deck Cover:Wood




LIMITATIONS: EXTERIOR

GRADING, DRAINAGE, RETAINING WALLS [Inspected]All drainage systems require ongoing maintenance to ensure proper function. Tree debris, roots and other materialscan collect in drains or catch basins and clog the drainage system. The areas and drainage components shouldremain free from debris.

The grading is inadequate around the exterior of the building. This can promote water entry into the building orfoundation.- Have a qualified contractor or landscaper regrade the yard as needed.

The grading around the exterior is flat by modern standards. The soil should fall away 6" in 10' for proper grade.Have a technician correct as needed.



DRIVEWAYS AND WALKWAYS [Inspected]There are cracks in the driveway. The driveway is otherwise in adequate condition.

PATIOS and COVERS [Inspected]The patio has cracks. It is otherwise in adequate condition.

DECKS, BALCONIES and PORCHES [Inspected]

LIMITATIONS: EXTERIOR CLADDING

WALL CLADDING AND TRIM [Inspected]Visible cracks at exterior wall brick work should be repaired/patched.

There are cracks in the stucco on the exterior of the building.- All cracks should be patched and sealed in the course of routine maintenance.



EAVES, SOFFITS, FASCIA AND PAINT [Inspected]

LIMITATIONS: EXTERIOR DOORS & WINDOWS

DOORS [Inspected]One or more sliding door screens need adjustment and lubrication for smoother operation.

WINDOWS [Inspected]

STEPS and RAILINGS [Inspected]

FENCES and GATES [Inspected]

VEGETATION and PLANTERS [Inspected]4. Roofing

Our inspection of the readily accessible roof system included a visual examination to determine damage or materialdeterioration. We walk on the roof only when is it safe to do so and is not likely to damage the roof materials. We look forevidence of roof system leaks and damage. We cannot predict when or if a roof might leak in the future.

Styles & Materials

Method Used to Observe Roof Covering:Walked Roof Surface

Roof-Type:Low-Sloped

Roof Covering:90 lb. Mineral Faced Rolled Roofing

Roof Slope:Low Slope

Valley Flashing Material:Mastic

Vent Flashing Material:Mastic

Gutters:Metal Gutters and Downspouts

Roof Sheathing:Not Visible

Sky Light(s):Two


LIMITATIONS: ROOFINGOne or more areas of roofing and gutter system contain debris that should be removed to ensure proper drainage.



ROOF COVERINGS [Inspected]The roof appears to be newer with no major deterioration noted. General maintenance is suggested for all theroofing components. A qualified technician should perform any needed repairs.

One area of the roof covering is puddling at the front of the home. A qualified roofing contractor should inspectfurther and make any needed repairs.

FLUES and CAPS [Inspected]

FLASHINGS [Inspected]

GUTTERS/ DOWNSPOUTS AND DRAINS [Inspected]The gutters are full of debris in areas. Debris in gutters can conceal rust, deterioration or leaks that are not visibleuntil cleaned. We recommend the gutters be cleaned and evaluated by a qualified technician.



The gutter is deteriorated at the front. A qualified technician should make any needed repairs or modifications.

CHIMNEYS [Inspected]The chimney mortar cap has some cracking and deterioration.- It should be repaired during routine property maintenance.



SKYLIGHTS and SOLAR PANELS [Inspected]Skylights

5. PlumbingOur inspection of the plumbing system included a visual examination to determine defects, excessive wear, leakage, andgeneral state of repair. Plumbing leaks can be present but not evident in the course of a normal inspection. A sewer lateraltest to determine the condition of the underground sewer lines is beyond the scope of this inspection. Our review of theplumbing system does not include landscape irrigation systems, water wells, on site and/or private water supply systems,water quality, off site community water supply systems or private (septic) waste disposal systems unless specifically noted.

Styles & Materials

Water Source:Public

Main Water Shutoff Location:Exterior

Shut Off Valve Type:Ball Valve

Water Pressure:61 to 65 psi

Plumbing Water Distribution Material (inside structure):Copper

Plumbing Waste Material:ABSCast iron

Water Heater Location:Hallway Closet

Water Heater Age:8 years11 years

Water Heater Capacity:40 Gallon

Water Heater Power Source:Natural Gas

Gas Type:Natural Gas

Gas Shutoff Location:Meter

Gas Earthquake Shutoff Valve:Yes

Main Sewer Cleanout Location:Left Rear


LIMITATIONS: PLUMBING WATER SUPPLY

MAIN WATER SHUT-OFF [Inspected]



Water main shut-off and pressure regulator

The main shut-off valve is covered with soil. The valve should be fully exposed for ease of operation.

PLUMBING WATER SUPPLY [Inspected]

PLUMBING FIXTURES and DRAINS [Inspected]

WASTE and VENT PIPES: LIMITATIONS

WASTE and VENT PIPES [Inspected]The drain line is actively leaking under the crawl space. All leaking piping should be repaired if possible or replacedas necessary. A qualified plumber should do the work.

shower drain right bathroom

WATER HEATER : LIMITATIONS

WATER HEATER [Inspected]Water Heater



WATER HEATER GAS and ELECTRIC CONNECTIONS [Inspected]

WATER HEATER COMBUSTION and VENTING [Inspected]The water heater vent is not mechanically fastened at the joints or connections in accordance with industrystandards. This can be unsafe. The vent joints should be properly secured by a qualified technician.

WATER HEATER SEISMIC STRAPS [Inspected]The straps located at the top and the bottom of the water heater do not encircle the tank. This allows movementduring seismic activity and the unit is susceptible to physical damage. We recommend the water heater be securedproperly, per current standards.



WATER HEATER - CONDITIONS [Inspected]

GAS SYSTEM:LIMITATIONS

GAS SYSTEM [Inspected]Gas Meter / Earthquake Valve

GAS PIPES and VALVES [Inspected]

GAS VENTS AND FLUES [Inspected]6. Electrical

Our inspection of the electrical system included a visual examination of readily accessible components including a randomsampling of electrical devices to determine adverse conditions and improper wiring methods, grounding, bonding andovercurrent protection. Performing voltage tests, load calculations or determining the adequacy of the electrical system forfuture usage is outside the scope of this inspection. Telephone, video, audio, security system, landscape lighting, and otherlow voltage wiring was not included in this inspection unless specifically noted.

Styles & Materials

Electrical Service Conductors:Overhead Service

Service Ampacity:200 AMP

Circuit Protection Type:Circuit Breakers

Branch Wiring:Copper

Wiring Type(s):Romex

Main Panel Location:Exterior

Main Disconnect Location:Inside of the Main Distribution Panel

Grounding Type:Water Supply PipingDriven Rod

GFCI's:Installed Where Needed


LIMITATIONS: ELECTRICAL

SERVICE ENTRANCE CONDUCTORS/AMPACITY [Inspected]



METER AND GROUNDING [Inspected]

MAIN DISTRIBUTION PANEL [Inspected]Main Panel

CIRCUIT BREAKERS [Inspected]Breakers and branch wiring

GFCI CONDITIONS (GROUND FAULT CIRCUIT INTERRUPTERS) [Inspected]We recommend upgrading by installing GFCI receptacles in all locations required by present standards. Thisincludes locations in bathrooms, garages, exteriors, basements and crawl spaces, wet bars, kitchens and laundry.They are also commonly utilized for equipment such as sump pumps, whirlpools, spas and pool equipment. GFCI'shave two different forms: receptacles with test/reset buttons, and panel breakers, and either form is effective inprotecting appropriate outlets or fixtures.Consider upgrading unprotected receptacles in areas where GFCI protection is presently required. A qualifiedelectrician should do the work.

Wet Bar

WIRING [Inspected]



There is exposed wiring (Romex) at the kitchen cabinetry. The wiring is susceptible to physical damage and notwell protected.- A licensed electrician should properly install any exposed wiring.

EXTERIOR RECEPTACLES AND FIXTURES [Inspected]One or more exterior outlets at the left side of the home damaged or defective. A qualified electrician should shouldmake any needed corrections.

INTERIOR RECEPTACLES AND FIXTURES [Inspected]One or more outlets are wired backwards, called "reverse polarity", at several rooms. A qualified electrician shouldmake any needed repairs.

One or more lights are not functional at the interior. Some bulbs are missing and other bulbs may have burned out.Try replacing the bulbs, and test the fixtures. If a new bulb does not correct the problem, a qualified electricianshould make repairs or modifications as necessary.



One or more cover plates for switches are missing and/or damaged in the building. This can be a shock hazard. Allmissing or damaged cover plates should be replaced with new cover plates.

One wall light switch is deteriorated at living room. A qualified electrician should make any needed repairs.

HVAC DISCONNECT [Inspected]7. Heating and Cooling

Our inspection of the heating and cooling system included a visual examination of the system's major components todetermine defects, excessive wear, and general state of repair. Weather permitting, our inspection of a heating or coolingsystem includes activating it via the thermostat and checking for appropriate temperature response. Our inspection does notinclude disassembly of the furnace; therefore heat exchangers are not included in the scope of this inspection. Ceiling fansare not typically inspected as they are not within the scope of the inspection.

Styles & Materials

Number of Heat Systems:One

Heat Type:Forced Air

Heat System Location:Hallway Closet

Energy Source:Natural gas

Filter Type:Disposable

HVAC Age:16 to 20 Years

Number of AC Units:One

Cooling Equipment Type:Heat Pump (air to air)




LIMITATIONS - HEATING AND COOLING

HEAT - GENERAL CONDITIONS [Inspected]

BURNER CONDITIONS [Inspected]

VENTS AND FLUES [Inspected]

THERMOSTATS [Inspected]

DUCTING, FILTERS, PLENUM [Inspected]

SAFETY SWITCH and SENSORS [Inspected]

COMBUSTION AIR/RETURN AIR [Inspected]

HEATING UNIT CLEARANCES AT HVAC & FAU [Inspected]

HEATING EQUIPMENT [Inspected]Forced air furnace

LIMITATIONS - A/C [Inspected]

A/C EQUIPMENT [Inspected]A/C Unit

The condenser is operational with some deterioration to the fins. A qualified HVAC contractor should make anyneeded repairs or modifications.



A/C CONDENSATE SYSTEM [Inspected]

HEATING UNIT CLEARANCES [Inspected]9. Garage

Our inspection of the garage included a visual examination of the readily accessible portions of the walls, ceilings, floors,vehicle and personnel doors, steps and stairways, fire resistive barriers, garage door openers and hardware if applicable.

Styles & Materials

Garage Style:Detached

Garage Door Type:One AutomaticSectional


Garage

LIMITATIONS ABOUT INSPECTING the GARAGE

GARAGE CEILINGS [Inspected]Water stains are evident on the ceiling. However, we could not confirm an active leak.- The source should be identified and necessary repairs performed.



GARAGE WALLS (FIREWALL SEPARATION - VENTILATION) [Inspected]

PASSAGE DOOR FROM GARAGE TO INTERIOR [Inspected]The passage door from the garage to the interior needs the door adjusted to fully close. A qualified technicianshould make repairs or modifications as necessary to restore the fire separation.

GARAGE FLOOR [Inspected]

GARAGE DOOR(S) and HARDWARE [Inspected]

GARAGE DOOR OPERATORS [Inspected]10. Interiors

Our inspection of the interior included a visual examination for structural and safety deficiencies. Please note that only arepresentative sample of accessible components was inspected.

Styles & Materials

Ceiling Materials:Sheetrock/Drywall/Gypsum Board

Wall Material:Sheetrock/Drywall/Gypsum Board

Floor Covering(s):CarpetTileLaminated

Window Type/Design:SlidingFixed

Interior Door Type:Wood

Number of Fireplaces:One

Types of Fireplaces:Brick Masonry

Fire Sprinklers:No

Security System:Noted Not Tested

Inspection ItemsINTERIOR INSPECTION LIMITATIONS

CEILINGS [Inspected]Water stain/damage is present in the utility room ceiling. The source of the leak should be identified and necessaryrepairs performed before any attempt is made to restore surface appearance. A technician should repair asneeded.



WALLS [Inspected]Minor cracks are evident in the walls. This is a common condition with this type of construction and, in this case,does not indicate any structural concerns. The cracks can be repaired or painted during routine maintenance.

FLOORS [Inspected]The carpet flooring is loose or baggy and not stretched for a tight installation at the hallway. A qualified technicianshould make any needed repairs or modifications.

The vinyl flooring has some blemishes or small tear at the laundry room. A qualified technician should make anyneeded repairs or modifications.



The tile flooring has deterioration at the bathroom. A qualified technician should make any needed repairs ormodifications.

The tile flooring transition is missing in the doorway at the bathroom. A qualified technician should make anyneeded repairs or modifications.

WINDOWS [Inspected]One or more interior windows need maintenance. Clean window track and lubricate rollers.

Several windows in the home missing/damaged sash springs/wires. A qualified technician should make anyneeded repairs.



One window in the living room missing crank handles. A qualified technician should make any needed repairs.

BEDROOM FIRE SAFETY EGRESS [Inspected]

DOORS [Inspected]One or more interior closet doors need adjustment for smoother operation.

One or more doors do not latch properly. Hinges, latches, and strike plates on all non-latching doors can beadjusted to restore full operation. Any missing hardware can be replaced with compatible pieces.

Advisable to maintenance pocket door at kitchen for smoother operation.



CLOSETS/CABINETS [Inspected]

SMOKE DETECTORS/CO DETECTOR [Inspected]It is recommended as a safety upgrade, to replace all smoke detectors with "photoelectric type" detectors orcombinations of the same. Research has determined that "photoelectric" smoke detectors are much more effectivewith all types of fires (kitchen grease/cooking oil, fuel and smoldering fires. ). Be aware that all smoke detectorshave a life span of 7-10 years and should be replaced inside that time span. Current standards require smokedetectors in all bedrooms, hallways adjacent to bedrooms and all levels of the home including basements.Remember to test your smoke detectors at least once a year, replacing the batteries as necessary.

FIREPLACE [Inspected]Fireplace

Excessive ash accumulation in the family room fireplace prevented inspection for soft, crumbly brick, cracks orvoids, and/or loose or missing bricks. We recommend the ash be removed and the firebox be inspected by afireplace specialist.



The glass enclosure at fireplace in the living room is missing. We recommend repair as needed.

SKYLIGHTS [Inspected]

WET BAR [Inspected]11. Kitchen

Our inspection of the kitchen included a visual examination of the readily accessible components to determine defects,excessive wear, and general state of repair. We tested basic, major built-in appliances using normal operating controls.Accuracy and/or function of clocks, timers, temperature controls and self cleaning functions on ovens is beyond the scope ofour testing procedure. Refrigerators or other appliances were not tested or inspected unless specifically noted.

Styles & Materials

Sink:2 Bowls

Cooking Fuel:Natural Gas

Cabinetry:Wood

Countertop:Laminate

Range/Cooktop:Yes

Exhaust/Range Hood:Hood Designed to Vent to Exterior

Dishwasher:Yes

Disposal:Yes

High Loop/Air Gap Installed:Yes

Inspection ItemsLIMITATIONS ABOUT KITCHEN INSPECTION

COUNTERTOP/SINK [Inspected]The joint between the countertop and the backsplash is open and subject to moisture damage from waterpenetration. Re-caulking is advised.



Caulking at the kitchen sink area is deteriorated and/or missing. This could allow water to enter into the cabinetbelow. A qualified technician should remove the old caulking and re-caulk as needed.

Faucet at wet bar is inoperable, handles frozen. Consult with qualified contractor for maintenance.

RANGES/OVENS/COOKTOPS [Inspected]Control panel diodes flicker and are intermittent.

KITCHEN EXHAUST SYSTEM [Inspected]



The light bulb for the exhaust fan/range hood did not work when tested. A technician should repair or replace asneeded.

WASTE DISPOSER [Inspected]

MICROWAVE [Inspected]

DISHWASHER and AIR GAP [Inspected]

CABINETS [Inspected]The cabinets are in adequate condition. However, adjustment of some/all hinges and latches is needed.

12. BathroomsOur inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage,deterioration to floors and walls, proper function of components, excessive or unusual wear and general state of repair.Bathroom fixtures are run simultaneously to check for adequate water pressure and volume. Unusual bath features likesteam generators or saunas are not inspected unless specifically discussed in this report.

Styles & Materials

Number of Bathrooms:Three

Shower Wall Material:Tile

Bathroom Ventilation:Fan


WALLS [Inspected]

FLOOR [Inspected]

CEILINGS [Inspected]

WASH BASIN(S) [Inspected]The drain stop for the wash basin in the bathroom is inoperable.- It should be repaired or replaced to restore proper function.



Wash basin at right hallway bathroom has a leak drain flange.

SHOWER WALLS [Inspected]

SHOWER ENCLOSURE(S) [Inspected]

SHOWER PAN(S) [Inspected]

TOILET(S) [Inspected]

BATHROOM VENTILATION [Inspected]

BATHTUB(S) [Inspected]

CABINETS/COUNTERTOP [Inspected]The joint between the countertop and the sink at the hall bathroom is open and subject to moisture damage fromwater penetration. Re-caulking is advised.

The cabinets are in adequate condition. However, adjustment of some/all hinges, latches and drawers is needed.



The joint between the countertop and the sink at the hall bathroom is open and subject to moisture damage fromwater penetration. Re-caulking is advised.

13. LaundryTesting of clothes washers, dryers, water valves and drains are not within the scope of this inspection. We inspect thegeneral condition and accessibility of the visible water supply, drain and electric and/or gas connections and dryer vent. Ifpresent, laundry sink features will be inspected.

Styles & Materials

Clothes Washer Hook-Ups:Yes

Clothes Dryer Hook-Ups:Yes

Dryer Power Source:Gas

Clothes Dryer Vent Material:Flexible Metal

Laundry Tub:Ceramic


CLOTHES WASHER CONNECTIONS [Inspected]

CLOTHES DRYER CONNECTIONS [Inspected]

VISIBLE CLOTHES DRYER VENT [Inspected]

LAUNDRY TUB [Inspected]14. Lawn Sprinklers

Inspection ItemsSPRINKLER SYSTEM [Inspected]

Limitations About the Landscape Irrigation Inspection

REINSPECTION CONDITION [Inspected]15. Pools/Spas



The pool and/or spa associated with this property may contain plumbing, electrical, heating and mechanical components.Inspection of the pool or spa is limited to visible components of the vessel, exposed and accessible piping, pumps, waterheaters, filter, electrical components, fixtures and other components that are above the water level. Inspected items wereexamined for leakage, significant lack of performance, excessive or unusual wear and general state of repair. The followingare beyond the scope of this inspection: testing of or inspecting the in-ground pool or spa vessel for leakage or structuralintegrity, waste, return and supply lines that are not visible, buried electrical conduit and gas lines, dismantling of filters,automatic water sanitizing equipment, pool sweeps, and water quality. Review of these items requires a qualified specialistand intrusive and exhaustive testing beyond the scope of this inspection.

Styles & Materials

Pool or Spa:Pool

Style:In Ground

Wall Material:Plaster

Number of Pumps:One

Filter Type:Diatomaceous Earth

Energy Source for Heater:Natural Gas

Underwater Lights:Pool Light Present

Inspection ItemsGENERAL COMMENTS: POOL or SPA

Pool

LIMITATIONS: POOL and SPA

FENCES, GATES and ACCESS [Inspected]The left front and right front gate has direct access to the pool area but is not equipped with a self-closingmechanism. Gates should self-close for child safety. Have a qualified contractor install an automatic self-closingdevice.

FLATWORK and COPING [Inspected]The pool decking is deteriorated in areas. A qualified contractor should make any needed repairs or modifications.



VESSEL CONDITION [Inspected]

SKIMMER and DRAIN COVERS [Inspected]

POOL and SPA PUMPS/PLUMBING [Inspected]Pool pump

FILTER [Inspected]Pool Filter

POOL and SPA HEATERS [Inspected]

ELECTRIC and BONDING [Inspected]GFCI protection is not installed at the exterior receptacles near the pool/spa. This is a safety concern. All exteriorreceptacles within 20' of the pool/spa should be GFCI protected. A qualified technician should install GFCIprotection as needed.

Pool light is not on GFI



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BPG Inspection Services · 2019-05-01 · Roofing ROOF COVERINGS 1. One area of the roof covering...

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Transcript of BPG Inspection Services · 2019-05-01 · Roofing ROOF COVERINGS 1. One area of the roof covering...