Temple Building Inspection 805 461-9589 / www ... · Garage floors are required to be constructed...

Temple Building Inspection 805 461-9589 / www.TempleBuildingInspection.com

6115 Buena Ave., Atascadero, CA 93422

Report Number: 111518-B

Property Address: 5225 Barrenda Ave., Atascadero, CA 93422

Client(s): Michael Krouse

http://www.templebuildinginspection.com/

Temple Building Inspection (805) 461-9589

PROPERTY INSPECTION REPORT By Chris

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Table of Contents

Table of Contents .......................................................................................2

Report Introduction .....................................................................................3

Disclaimers .................................................................................................4

Health & Safety Summary ..........................................................................5

Defect / Malfunction Summary ....................................................................6

Improvement Summary ..............................................................................7

Needed Maintenance Summary .................................................................8

Soil Grade and Foundation ....................................................................... 10

Roof and Attic ........................................................................................... 11

Exterior Walls ........................................................................................... 13

Interiors .................................................................................................... 14

Kitchen ..................................................................................................... 16

Laundry .................................................................................................... 18

Bathrooms ................................................................................................ 19

Plumbing .................................................................................................. 21

Water Heating ........................................................................................... 23

Heating and Cooling ................................................................................. 24

Electrical ................................................................................................... 25

Fuel System.............................................................................................. 27

Smoke and Carbon Monoxide Alarms ...................................................... 28

Parking Structure ...................................................................................... 29

Site and Grounds ...................................................................................... 31



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Report Introduction

Inspection Information:

Report Number: 111518-B

Property Address: 5225 Barrenda Ave., Atascadero, CA 93422

Client(s): Michael Krouse

Building Description: Single Family Residence

Approximate Age: Year Built: 2007 (Based on information provided by the listing agent)

General Orientation: Front of the Building Faces North

Inspection Date & Time: 11/15/2018, 12:40 PM – 1:45 PM (on site)

Attendance: Inspector Only

State of Occupancy: Vacant

Weather Conditions: Clear and Warm, 60 – 70 degrees

Inspector: Chris Temple

Reading Your Inspection Report:

It is important that you read this inspection report completely. This report not only contains conditions found by the inspector, but also provides a context for which the inspection was performed. The context of the inspection is important to understand because there are limits to what the inspector can inspect and determine. We recommend that you promptly call Chris Temple / Temple Building Inspection with any questions or concerns regarding the inspection or the written report. The written report shall be the final and exclusive findings of the Inspector.

Recommendations: We recommend that all Corrections, Repairs, Further Evaluations, and Improvements or Upgrades be performed by a licensed contractor or other appropriately qualified specialist. We recommend that all conditions noted in this report be evaluated, corrected and/or repaired to the satisfaction of the client(s) promptly and prior to the close of the real estate transaction (if a transaction applies). This Inspector / Inspection Company cannot be held liable if our recommendations are not followed in a timely manner. We strongly suggest that cost estimates for repairs be obtained in writing. We recommend that client(s) obtain copies of receipts, work orders, and warranty information for work performed on the property. Serviceable means that the component or system appears to be capable of performing its intended function and/or task. It does not imply that the component or system was in perfect or like-new condition or that it would meet every individual’s interpretation of an acceptable state.

Building Permits, Age and Square Footage:

We recommend clients check with the Building Department for verification of all necessary permits and final inspections, and to verify the age and square footage of the building(s).

Inspection Contract and Standards of Practice:

The written inspection contract and a copy of the California Real Estate Inspection Association (CREIA) Standards of Practice are attached to this inspection report. Both documents are to be considered part of, and integral to, this report.



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Disclaimers

Attention Third Parties / Other Purchasers:

This is a Confidential Report specially prepared for the clients named in this report. If you have received this inspection report from anyone other than Inspector Chris Temple / Temple Building Inspection, YOU SHALL NOT RELY UPON THIS REPORT, or any representations contained therein, in any manner whatsoever, without first agreeing to and accepting each and every of the following terms and conditions: 1. Recipient shall contact Temple Building Inspection (805-461-9589). 2. Recipient shall agree to all the terms, conditions and limitations of a Standard Inspection Agreement by signing said Agreement prepared by Temple Building Inspection. 3. Recipient shall hire the original Inspector, for a fee to be negotiated between Recipient and Inspector, to review the conditions identified in the original Inspection Report as they existed at the time of the original inspection. (This is not a reinspection.) 4. Recipient's reliance upon this Inspection Report, or any representations contained herein, without Recipient's strict compliance with the terms and conditions set forth herein, would be unreasonable and contrary to Inspector's expectations regarding this Inspection Report.

Mold Disclaimer: This property inspection will not include any inspection for mold, testing related to its presence, advice concerning health or safety issues arising from mold, or remediation or eradication methods. The insurance provided for this home inspector does not cover mold claims. The only way to provide any reasonable assurance that this property does not have a mold or other related health hazard is to retain the services of an environmental expert. You can learn more about mold from a document issued by the Environmental Protection Agency entitled "A Brief Guide to Mold, Moisture and Your Home", by visiting their Web site at http://www.epa.gov/mold/moldguide.html, which can be downloaded.

Environmental Concerns:

The inspection is not intended to detect, identify or disclose any health or environmental conditions regarding this building or property, including, but not limited to, the presence of asbestos, radon, lead, contaminated drywall, urea-formaldehyde, fungi, molds, mildew, PCBs, or other toxic, reactive, combustible, or corrosive contaminants, materials, or substances in the water, air, soil, or building materials. The Inspector is not liable for injury, health risks, or damage caused or contributed to by these conditions. This Inspector / Inspection Company is not trained, qualified or licensed to recognize or discuss any of these materials. The inspector may make reference to one or more of these materials in this report if the material is visible in a common and apparent form. If further evaluation seems prudent, the advice and services of an appropriately qualified person is recommended.

Photographs: Any photographs included in this report are for the sole purpose of providing visual aid to the client(s). Photographs do not indicate any degree of concern or priority. It is not possible to photograph every condition. Some photographs may be representative of conditions that occur in more than one instance on the property. The photographs may only be useful when viewed on a high-resolution monitor or printed with a high-resolution color printer.

http://www.epa.gov/mold/moldguide.html



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Health & Safety Summary

The following are health and safety concerns. Recommend all evaluations and repairs / corrections be performed as needed by a licensed contractor or other appropriately qualified specialist.

Interiors: Cracked/broken glass was noted at the left side east facing master bedroom single hung window.

Kitchen: Discolorations noted on the wall in the cabinet beneath the kitchen sink may be mold/mildew-like substances. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist. Rodent dropping-like material was noted in one of the kitchen cabinet drawers.

There was no anti-tip bracing installed on the kitchen range. An unreadable control knob was noted at the oven.

Electrical: A damaged weather-cover was noted on the receptacle outlet at the front entry porch. Some of the receptacle outlets have been painted and should be replaced.

The ceiling fans in the bedrooms were improperly controlled by light dimmer switches.

Carbon Monoxide Alarms:

There was no carbon monoxide alarm installed in the downstairs.

Garage: A substandard added wood sleeper-floor structure was noted in the garage at the area adjacent to the laundry. Garage floors are required to be constructed of noncombustible materials. The self-closing mechanism on the garage interior entrance door was inoperative. (The garage interior door is required to be fire-resistive, self-closing, and tight-fitting.)

Discolorations noted at the moisture stains on the garage ceiling may be mold/mildew-like substances. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist. An open hole and a substandard patch were noted at the garage fire-resistive ceiling.



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Defect / Malfunction Summary

The following are defective / functional concerns. Recommend all evaluations and repairs / corrections be performed as needed by a licensed contractor or other appropriately qualified specialist.

Roof: Deteriorated sealant was noted at the vent pipe flashings.

Attic: The attic space appeared to lack adequate ventilation.

Interiors: Faulty/disconnected springs were noted at the kitchen sink window, at both windows in the northwest corner bedroom, and at the upstairs hallway window. Other windows may be affected. Recommend all of the single-hung window mechanisms be evaluated by a licensed glazing contractor or manufacturer representative.

Kitchen: Moisture was noted on the shelf in the cabinet beneath the kitchen sink. The moisture was likely due to plumbing leakage however the cause was not determined.

The kitchen sink faucet spout/spray-wand was damaged.

Master Bath: Stains and evidence of leakage were noted on the floor at the base of the toilet and beneath the toilet water shutoff valve. The toilet was loose at the floor. Deteriorated caulking/grout was noted at the base of the toilet.

Plumbing: The water pressure was too high, above 80 PSI. Recommend adjusting the regulator to reduce the water pressure. (The regulator may need repair).

A circuit breaker labeled sewer pump was noted in the main electrical panel. The function of the circuit was not determined by the Inspector. No readily accessible pump system was noted. Sewer pump systems are not within the scope of this inspection and do require regular servicing. If a sewer pump is present, recommend the system be evaluated and serviced by an appropriately qualified specialist.

Heating / AC: The system air filter was dirty. The heating and cooling system appeared to be overdue for annual servicing. Tree leaves and debris need to be cleared away from the base of the air-conditioner condenser at the backside of the building.

Garage: Moisture stains and evidence of moisture damage were noted at the garage ceiling at the area beneath the upstairs bathrooms. The moisture stains may be due to plumbing leakage from a bathroom above.

Site/Grounds: Large tree branches were noted extending over the building.



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Improvement Summary

The following suggested changes or new installations are considered upgrades or improvements because they were not required or available at the time of construction. We recommend that improvements and upgrades be performed or installed by a licensed contractor or other appropriately qualified specialist.

Kitchen: Recommend ducting the kitchen range-hood to the outside of the building.

Master Bath: The grouted rock floor in the master bathroom may be uncomfortable with bare feet. The floor grout appeared to be porous and may be difficult to keep clean and sanitary. Improvements may be desirable.

Electrical: Recommend replacing the receptacle outlets with Tamper-Resistant outlets for child safety.

Smoke Alarms: Recommend replacing the older smoke alarms with new alarms that meet current safety requirements.



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Needed Maintenance Summary

The following are needed maintenance concerns. These conditions can typically be remedied by a knowledgeable building owner, handyman, or specialty tradesperson.

Soil Grade and Site Drainage:

The soil at the west side of the building needs to be re-graded to slope and drain away from the building.

Roof: The roof gutters need to be cleaned.

Interiors: Some of the window screens were damaged.

The building interiors appeared to need a professional cleaning. The interior walls and ceilings were being repainted at the time of this inspection. Unfinished patches/repairs and unpainted areas were noted at various places. Uninstalled carpet was noted at the stairway and at the upstairs hallway and bedrooms. Worn vinyl flooring was noted in the kitchen. An unfinished vinyl floor seem was noted at the downstairs bathroom doorway. Missing/uninstalled door hardware was noted on the pocket doors at the downstairs bathroom and at the master bedroom closet. The northwest corner bedroom door rubs and sticks. A missing/uninstalled closet door was noted in the southwest corner bedroom.

Kitchen: Plastic or metal debris was noted in the garbage disposal.

Master Bath: The bathroom ventilation fan needs cleaning. The ventilation fan grill-cover was uninstalled at the time of the inspection. Deteriorated caulking was noted at the tub spout.

Hall Bath: An open and unsealed gap and loose and lifting sheet vinyl flooring were noted at the edge of the tub/shower. Deteriorated caulking was noted at the tub spout. The bathroom ventilation fan needs cleaning. The ventilation fan grill-cover was uninstalled at the time of the inspection.

Plumbing: The hose faucet at the west side of the building did not have an anti-siphon valve installed. This condition could allow contaminated hose water to back-siphon into the building's water supply piping.

Heating / AC: A low battery indicator was noted at the heating and air-conditioning thermostat control. Because the interior walls and ceilings were being painted at the time of this inspection, many of the heating and air conditioning vent grill covers were uninstalled.



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Electrical: The weather-cover on the main electrical panel was bent/displaced and did not fully close.

Because the interior walls were being painted at the time of this inspection, many of the receptacle outlet cover-plates were uninstalled.

The master bedroom ceiling fan wobbles during operation. (Balancing the fan may improve operation) Because the interior walls were being painted at the time of this inspection, many of the light switch cover-plates were uninstalled and loose light fixtures were noted at the kitchen ceiling.

Garage: Unfinished drywall was noted at the added partition wall in the garage.

Site/Grounds: Yard fencing maintenance is needed in places, i.e. resetting or replacing loose or rotted posts, securing or replacing loose or missing boards and rails, and adjusting and repairing gates.



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Soil Grade and Foundation

General Information: This section of the report describes the general visible condition of the building foundation, substructure,

and the surface grade of the soil adjacent to the inspected buildings. This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geotechnical engineer should be consulted. We note that all foundations and slabs experience a certain amount of cracking due to shrinkage during the curing process. A representative number of anchor bolts are spot checked only. Anchor bolts are not visible for inspection in buildings with slab foundations.

Areas of the surface grade, foundation, and substructure that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Underground drainage systems, if present, are not visible and cannot be judged. Foundation moisture barriers are below grade and are not visible for inspection. Floor coverings prevent recognition of cracks or settlement in all but the most severe cases in slab foundations.

The soil grade should allow for ground surface and roof water to drain away from buildings. It is important to monitor the site during and after rains for areas of ponding and poor drainage. Re-grade as needed to maintain proper drainage of ground surface and roof water away from buildings (and toward the street or public drainage inlet if applicable). Soil Grade and Drainage

Soil Grade Description: Moderately Sloped Site with Embankments

Visible Condition: Serviceable

The soil at the west side of the building needs to be re-graded to slope and drain away from the building.

Recommend placing splash blocks or drainpipe extensions at the gutter downspouts to impede soil erosion and drain rainwater away from the building. Recommend monitoring the embankments near the building for soil erosion.

Foundation

Foundation Description: Concrete Slab

Anchor Bolts: Foundation Anchor Bolts were Concealed and Not Visible for Inspection




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Roof and Attic

General Information: This section of the report describes the general visible condition of the inspected building’s roof coverings

and accessible attic spaces. Roof materials that are subject to physical damage are not walked on. In these cases the roof is viewed from the ground and/or ladder. Findings stated in this report do not constitute an opinion or warranty as to whether the roof may be subject to future leakage. We do not estimate the life expectancy of roofing materials.

Disclaimer: The only way to determine whether a roof is absolutely watertight is to observe it during a prolonged heavy rainfall. This situation is not present during most inspections. Also note that gutters are not probed for corrosion. Areas of the roof and attic space that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Roof

Roof Style and Material: Hip and Valley with Asphalt Composition Shingles

Flashing: Metal

Accessibility: The roof was visually inspected from the ground. The inspection of the roof was limited. The roof was too high and too steep to access.

Visible Condition: Corrections / Repairs Recommended

Deteriorated sealant was noted at the vent pipe flashings. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed roofing contractor.

The roof gutters need to be cleaned. Inspection of the roof was limited due to tree branches.



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Attic

Attic Access Location: Hallway

Roof and Ceiling Construction: Truss Framing with OSB (Oriented Stranded Board) Sheathing

Insulation: Fiberglass Batt, 6” – 8”

Ventilation: Air Vent

Accessibility: Limited access due to low clearances and restricted space


The attic space appeared to lack adequate ventilation.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed contractor or other appropriately qualified specialist.



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Exterior Walls

General Information: This section of the report describes the general visible condition of the building’s exterior wall cladding,

veneers, roof eaves, and support columns. Normal weathering, deteriorated paint, and cracks, gaps and holes are typically noted as part of routine maintenance. We note that all stucco wall-covering experiences a certain amount of cracking due to shrinkage during the curing process. Areas of the exterior that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Exterior wall moisture barriers and flashings are not visible and cannot be judged. Exterior Walls

Wall Construction: Standard Light Frame Construction

Wall Coverings: Stucco

Roof Eaves and Fascia: Stucco Soffits and Wood Fascia


Common stucco cracks were noted at various places.



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Interiors

General Information: This section of the report describes the general visible condition of the interior floors, walls, ceilings,

doors, and windows. Note that in occupied buildings many areas of the interior are not accessible or visible due to the occupant’s furnishings and belongings. We do not move the occupant’s items during the inspection. The conditions of floors underlying floor coverings are not inspected. Areas that are hidden from view or are not accessible cannot be judged and are not part of this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining odors or like conditions is not part of this inspection. Interior

Flooring: Carpet and Vinyl

Walls: Drywall

Ceilings: Drywall

Doors: Various Types

Windows: Vinyl Frame with Dual-Pane Glass


Faulty/disconnected springs were noted at the kitchen sink window, at both windows in the northwest corner bedroom, and at the upstairs hallway window. Other windows may be affected. Recommend all of the single-hung window mechanisms be evaluated by a licensed glazing contractor or manufacturer representative.

Cracked/broken glass was noted at the left side east facing master bedroom single hung window.

Moisture and fogging between dual-paned glass in doors and windows are difficult to detect. The window and door glass in the building was not clean enough for a thorough inspection for failed dual-pane seals.

Some of the window screens were damaged.

Recommendation: A further evaluation and repairs / corrections be performed as needed by a licensed glazing contractor.



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Interior

The building interiors appeared to need a professional cleaning. The interior walls and ceilings were being repainted at the time of this inspection. Unfinished patches/repairs and unpainted areas were noted at various places. Uninstalled carpet was noted at the stairway and at the upstairs hallway and bedrooms. Worn vinyl flooring was noted in the kitchen. An unfinished vinyl floor seem was noted at the downstairs bathroom doorway. Missing/uninstalled door hardware was noted on the pocket doors at the downstairs bathroom and at the master bedroom closet. The northwest corner bedroom door rubs and sticks. A missing/uninstalled closet door was noted in the southwest corner bedroom.



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Kitchen

General Information: This section of the report describes the general visible condition of the kitchen counters, cabinetry,

plumbing fixtures, and certain kitchen appliances. Kitchen appliances not within the scope of this inspection include, but are not limited to, refrigerators, freezers, drinking water systems, instant hot water devices, portable dishwashers, and built-in countertop blenders. Oven self / continuous cleaning operations, timers, lights and clocks are not tested or evaluated. The functional adequacy of the appliances is not determined in the course of this inspection. Kitchen areas that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Counters, Cabinets and Sinks

Counters and Cabinets Description: Formica Countertops and Wood/Laminate Cabinetry


Moisture was noted on the shelf in the cabinet beneath the kitchen sink. The moisture was likely due to plumbing leakage however the cause was not determined. The kitchen sink faucet spout/spray-wand was damaged.

Discolorations noted on the wall in the cabinet beneath the kitchen sink may be mold/mildew-like substances. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist. Rodent dropping-like material was noted in one of the kitchen cabinet drawers. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed contractor or other appropriately qualified specialist.

Recommendation: Evidence of moisture and insect/pest conditions be evaluated by an appropriately qualified pest control inspector. (Or review the recent pest inspection report if one is available).

The kitchen counters and sink were not fully visible for inspection due to tools and painter’s equipment.



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Inspected Kitchen Appliances

Appliances: Garbage Disposal, Dishwasher, Gas Range, and Microwave


There was no anti-tip bracing installed on the kitchen range. An unreadable control knob was noted at the oven.

Recommend ducting the kitchen range-hood to the outside of the building.

Plastic or metal debris was noted in the garbage disposal.

The dishwasher appeared to be a new unit. Due to evidence of plumbing leakage noted in the cabinet beneath the kitchen sink, the dishwasher was not operated by the Inspector. The gas range and microwave oven appeared to be older units and may have a limited life.

Recommendation: Further evaluation and repairs/corrections be performed by an appropriately qualified appliance technician.



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Laundry

General Information: This section of the report describes the general visible condition of the clothes washer and dryer hook-

ups and laundry sinks. Clothes washers and dryers are not within the scope of this inspection and are not tested or evaluated. Areas that are hidden from view or are not accessible cannot be judged and are not part of this inspection. 220 volt receptacle outlets for clothes dryers are not tested. Water supply valves are prone to leakage and are not operated. Clothes dryer booster fans are not operated. Washer drain pipes are not tested and should be capped or otherwise sealed if not used. The presence of floor overflow drains cannot always be verified and are not tested.

Dryer vent pipes need periodic cleaning, especially in cases where the vent pipe is long and/or installed vertically. Clothes washer hoses should be inspected regularly for evidence of deterioration and leakage. Laundry

Laundry location: Garage

Clothes Dryer Connections: Gas




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Bathrooms

General Information: This section of the report describes the general visible condition of bathroom counters and cabinetry,

plumbing fixtures, bathtubs and showers. Bathtub and shower pans are not filled or tested for leakage. Water shut-off valves for sinks and toilets are prone to leakage and are not operated. Overflow drains are not tested. We note that bathrooms typically require a significant amount of routine maintenance and that it is important to maintain all bathroom caulking and grouting.

Re-caulking is part of routine maintenance at bathroom fixtures. Caulking should be maintained at countertop edges, tub/shower water fixtures, wall and floor edges of tubs, showers and enclosures, and toilet bases. Master Bathroom

Description: Sink, Tub/Shower and Toilet


Stains and evidence of leakage were noted on the floor at the base of the toilet and beneath the toilet water shutoff valve. The toilet was loose at the floor. Deteriorated caulking/grout was noted at the base of the toilet.

The bathroom ventilation fan needs cleaning. The ventilation fan grill-cover was uninstalled at the time of the inspection. Deteriorated caulking was noted at the tub spout.

The grouted rock floor in the master bathroom may be uncomfortable with bare feet. The floor grout appeared to be porous and may be difficult to keep clean and sanitary. Improvements may be desirable.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed contractor or other appropriately qualified specialist.



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Hallway Bathroom

Description: Sink, Tub/Shower and Toilet


An open and unsealed gap and loose and lifting sheet vinyl flooring were noted at the edge of the tub/shower. Deteriorated caulking was noted at the tub spout.

The bathroom ventilation fan needs cleaning. The ventilation fan grill-cover was uninstalled at the time of the inspection.

The hall bathroom sink and sink faucet were not readily accessible for inspection due to painter’s tarp and equipment.

Downstairs Bathroom

Description: Sink and Toilet




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Plumbing

General Information: This section of the report describes the general visible condition of the water supply piping, drain, waste

and vent piping, and certain plumbing fixtures. Concealed piping is not visible or accessible and therefore is excluded from this inspection. Pipe descriptions included in this report are based on visible portions of piping. Future drainage performance cannot be predicted. The main water supply valve and the individual fixture shut-off valves are subject to leakage and are not operated.

Components of the plumbing system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Plumbing components and systems that are not within the scope of this inspection include, but are not limited to, private wells and water tanks, fire sprinkler systems, water filter and softener systems, instant hot water appliances, thermal expansion tanks, public sewer lines, septic systems, and gray water systems. The lead content of plumbing components is not determined.

Testing for water quality and hazardous materials is not within the scope of this inspection. For information concerning water quality an appropriately qualified person should be consulted.

Water pressure regulators and thermal expansion tanks require regular servicing. Water Main Shut-Off

Main Water Shut-off Location: South Side of the Building

Water Main Size and Type: 1” Copper


Water Supply Piping

Type of Pipe: PEX Pipe (Cross-Linked Polyethylene) and/or Copper Pipe

Water Pressure: 110+ PSI, tested at 1:00 PM at a hose faucet.


The water pressure was too high, above 80 PSI. Recommend adjusting the regulator to reduce the water pressure. (The regulator may need repair).

The hose faucet at the west side of the building did not have an anti-siphon valve installed. This condition could allow contaminated hose water to back-siphon into the building's water supply piping.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed plumbing contractor.

The description of the water piping was based on likely types due to the age of the building. Water pipes in the building were not visible or readily accessible.



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Drain, Waste and Vent Piping

Type of Pipe: PVC Plastic Pipe (Poly Vinyl Chloride)

Visible Condition: Further Evaluation Recommended

A circuit breaker labeled sewer pump was noted in the main electrical panel. The function of the circuit was not determined by the Inspector. No readily accessible pump system was noted. Sewer pump systems are not within the scope of this inspection and do require regular servicing. If a sewer pump is present, recommend the system be evaluated and serviced by an appropriately qualified specialist.



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Water Heating

General Information: This section of the report describes the general visible condition of the water heating equipment. We note

that California Law requires that all water heaters be braced, anchored or strapped to resist falling or horizontal displacement due to earthquake forces. We recommend that the temperature setting of the water heater be checked regularly and that it be set at less than 120 degrees.

The remaining useful life of water heaters cannot be predicted. Solar water heating systems are not within the scope of this inspection. Components of the water heating system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Water Heater

Water Heater Location: Garage

Size and Fuel Type: Tankless/Instant, Gas Fired

Approximate Age: 12 Years


Tankless/instant water heaters require regular servicing. Some tankless/instant water heaters require a water softener or water treatment system be installed to maintain the water heater warranty. Refer to the operation instruction manual for more information.



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Heating and Cooling

General Information: This section of the report describes the general visible condition of the built-in heating and cooling

equipment. Manufacturers of heating and cooling equipment recommend in their Installation and Operating Instruction Manual that service inspections of the equipment be performed annually. We recommend that buyers inquire with the property sellers for information concerning the past service history of the heating and cooling equipment. It is also important to note that there have been recent changes to the energy-efficiency standards which may require that the heating/cooling system be upgraded if certain components should need to be replaced.

Equipment is not dismantled in the course of this inspection. It is not possible to fully inspect heat exchangers for cracks or damage. Primary condensate pans for air conditioning systems are not visible for inspection. The inspector cannot light pilots. Heating and cooling components and systems that are not within the scope of this inspection include, but are not limited to, window- and wall-mount units, humidifiers and dehumidifiers, and electronic air filters. Adequacy and efficiency of heating and cooling equipment is not determined. Components of heating and cooling systems that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Heating / Cooling System

Heater Location: Attic

Heater Fuel and Type: Natural Gas/Forced-Air

Air Conditioner Location: Back Yard

Air Conditioner Energy: Electric

Distribution Type: Duct System

Air Filter Location: Hall Ceiling


The system air filter was dirty. The heating and cooling system appeared to be overdue for annual servicing.

Tree leaves and debris need to be cleared away from the base of the air-conditioner condenser at the backside of the building. A low battery indicator was noted at the heating and air-conditioning thermostat control. Because the interior walls and ceilings were being painted at the time of this inspection, many of the heating and air conditioning vent grill covers were uninstalled.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed warm-air heating, ventilating and air-conditioning contractor.



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Electrical

General Information: This section of the report describes the general visible condition of the inspected building’s electrical

components. Due to the potential shock and fire hazard posed by electrical miswiring and damage, we consider all substandard electrical conditions to be a health and safety concern. We advise against any unqualified or non-licensed person performing electrical repairs or upgrades.

Components of the electrical system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. It is not possible in the course of this inspection to verify the function of the system ground. We do not move occupant’s belongings or replace burned-out or missing lightbulbs. 220 volt receptacle outlets are not tested. Electrical components and systems that are not within the scope of this inspection include, but are not limited to, low voltage wiring (less than typical 120 volt), antennas, security systems, TV cable and satellite, telephone, remote controls, timers, intercoms, and light fixtures operated by motion or light detection. Electrical Service

Service Entrance Wiring: Underground

Service Voltage and Amperage: 110/220 Volt - 200 Amp

Grounding: Not Visible, Undetermined

Electrical Main Shut-off Location: Main Service Panel


Main Electrical Service Panel

Main Service Panel Location: East Side of the Building

Type of Over-Current Protection: Circuit Breakers


The weather-cover on the main electrical panel was bent/displaced and did not fully close.



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Wiring

Wiring Type: Copper Wire in Nonmetallic-sheathed Cable (Romex)


Receptacle Outlets


A damaged weather-cover was noted on the receptacle outlet at the front entry porch. Some of the receptacle outlets have been painted and should be replaced.

Because the interior walls were being painted at the time of this inspection, many of the receptacle outlet cover-plates were uninstalled.

Recommend replacing the receptacle outlets with Tamper-Resistant outlets for child safety.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed electrical contractor.

Light Fixtures and Ceiling Fans


The ceiling fans in the bedrooms were improperly controlled by light dimmer switches.

The master bedroom ceiling fan wobbles during operation. (Balancing the fan may improve operation) Because the interior walls were being painted at the time of this inspection, many of the light switch cover-plates were uninstalled and loose light fixtures were noted at the kitchen ceiling.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed electrical contractor.



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Fuel System

General Information: This section of the report describes the general visible condition of the gas fuel piping system. Concealed

piping is not visible or accessible and therefore is excluded from this inspection. Pipe descriptions included in this report are based on visible portions of piping. Components of the fuel system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. The inspector cannot light pilot lights or operate shut-off valves in the course of this inspection. Fuel System

Fuel Type: Natural Gas

Gas Main Shut-off Location: East Side of the Building

Fuel Piping: Steel/Wrought Iron




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Smoke and Carbon Monoxide Alarms

General Information: This section of the report describes the general visible condition of the installed smoke and carbon

monoxide alarms or lack thereof. Alarms are only tested by means of the test button on the detector. Alarms are not smoke-tested. Recommend retesting all alarms upon moving in. Alarms that are not within reach due to height or occupant's belongings are not tested. Alarm batteries are not checked.

Alarm batteries should be replaced at least twice annually. An intermittently beeping alarm may indicate a low battery. Smoke Alarms


Recommend replacing the older smoke alarms with new alarms that meet current safety requirements.

Fire sprinkler systems and alarm systems are not within the scope of this inspection. Recommend the fire sprinkler systems and alarm systems be inspected by a qualified fire sprinkler system and alarm system technician.

Carbon Monoxide Alarms


There was no carbon monoxide alarm installed in the downstairs.



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Parking Structure

General Information: This section of the report describes the general visible condition of the primary parking structure.

Additional garages and/or carports are only inspected at the special request of the client. (An additional fee may apply). Areas of the parking structure’s interior and exterior that are not accessible or are hidden from view cannot be judged and are not part of this inspection.

It is important that overhead garage door safety devices be tested, serviced and adjusted frequently by a qualified person to ensure proper and safe operation. Parking Structure

Description: Attached Garage

Vehicle Door: Metal Sectional Door with an Opener


A substandard added wood sleeper-floor structure was noted in the garage at the area adjacent to the laundry. Garage floors are required to be constructed of noncombustible materials. The self-closing mechanism on the garage interior entrance door was inoperative. (The garage interior door is required to be fire-resistive, self-closing, and tight-fitting.)

Moisture stains and evidence of moisture damage were noted at the garage ceiling at the area beneath the upstairs bathrooms. The moisture stains may be due to plumbing leakage from a bathroom above. Discolorations noted at the moisture stains on the garage ceiling may be mold/mildew-like substances. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist.



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Parking Structure

An open hole and a substandard patch were noted at the garage fire-resistive ceiling.

Unfinished drywall was noted at the added partition wall in the garage.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed contractor.



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Site and Grounds

General Information: This section of the report describes the general visible condition of the property hardscaping, attached

porches, decks and balconies, attached patio covers, and yard fencing. Landscaping is only inspected as to its effects on the inspected building(s). Site area components that are not within the scope of this inspection include, but are not limited to, pools, spas and related equipment, sprinklers and sprinkler systems, sheds, outbuildings, barns, corrals, fencing on acreage, power gate openers, fountains, ponds and barbecue equipment. Areas that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Site and Grounds

Driveway: Asphalt and Concrete

Porches, Walks, and Patios: Concrete

Yard Fencing: Wood


Recommend keeping the foliage trimmed away from the building to help prevent insect and moisture damage and to keep plants and trees from physically damaging the roof and wall coverings.

Large tree branches were noted extending over the building.

Yard fencing maintenance is needed in places, i.e. resetting or replacing loose or rotted posts, securing or replacing loose or missing boards and rails, and adjusting and repairing gates.

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Temple Building Inspection 6115 Buena Ave. Atascadero, CA 93422

STANDARD RESIDENTIAL INSPECTION AGREEMENT

THIS IS INTENDED TO BE A LEGALLY BINDING CONTRACT. PLEASE READ IT CAREFULLY

Scope of the Inspection The real estate inspection to be performed for Client is a survey and basic operation of the systems and components

of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to

provide the Client with information regarding the general condition of the building(s).

Inspector will prepare and provide Client a written report for the sole use and benefit of Client. The written report

shall document any material defects discovered in the building’s systems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives.

The inspection shall be performed in accordance with the Standards of Practice of the California Real Estate

Inspection Association (CREIAsm), attached hereto and incorporated herein by reference, and is limited to those

items specified herein.

Client’s Duty

Client agrees to read the entire written report when it is received and promptly call Inspector with any questions or concerns regarding the inspection or the written report. The written report shall be the final and exclusive findings of

Inspector.

Client acknowledges that Inspector is a generalist and that further investigation of a reported condition by an

appropriate specialist may provide additional information which can affect Client’s purchase decision. Client agrees to obtain further evaluation of reported conditions before removing any investigation contingency and prior to the close

of the transaction.

In the event Client becomes aware of a reportable condition which was not reported by Inspector, Client agrees to

promptly notify Inspector and allow Inspector and/or Inspector’s designated representative(s) to inspect said condition(s) prior to making any repair, alteration, or replacement. Client agrees that any failure to so notify Inspector

and allow inspection is a material breach of this Agreement.

Client represents to Inspector that Client has granted or has obtained full legal access to enable Inspector to be

present in and around the building(s) and surrounding real property for the purpose of conducting the inspection and Client hereby agrees to indemnify and hold harmless Inspector if, for any reason, any claim arises based upon a

contention that Inspector did not have such full legal access.

Client represents to Inspector that Client shall not share Inspector’s written report with any third party who may: (1)

rely upon the report, or (2) share the report with another third party who may rely upon the report and Client hereby agrees to indemnify and hold harmless Inspector if, for any reason, any claim arises based upon a contention that a

third party relied upon a report which was directly or indirectly obtained from Client.

Environmental Conditions Client agrees what is being contracted for is a building inspection and not an environmental evaluation. The

inspection is not intended to detect, identify, or disclose any health or environmental conditions regarding this building or property, including, but not limited to: the presence of asbestos, radon, lead, urea-formaldehyde, fungi,

molds, mildew, PCBs, or other toxic, reactive, combustible, or corrosive contaminants, materials, or substances in the water, air, soil, or building materials. The Inspector is not liable for injury, health risks, or damage caused or

contributed to by these conditions.

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General Provisions The written report is not a substitute for any transferor’s or agent’s disclosure that may be required by law, or a

substitute for Client’s independent duty to reasonably evaluate the property prior to the close of the transaction. This inspection Agreement, the real estate inspection, and the written report do not constitute a home warranty,

guarantee, or insurance policy of any kind whatsoever.

No legal action or proceeding of any kind, including those sounding in tort or contract, can be commenced against

Inspector/Inspection Company or its officers, agents, or employees more than one year from the date Client discovers, or through the exercise of reasonable diligence should have discovered, the cause of action. In no event

shall the time for commencement of a legal action or proceeding exceed two years from the date of the subject inspection. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW.

This Agreement shall be binding upon and inure to the benefit of the parties hereto and their heirs, successors, and assigns.

This Agreement constitutes the entire integrated agreement between the parties hereto pertaining to the subject

matter hereof and may be modified only by a written agreement signed by all of the parties hereto. No oral agreements, understandings, or representations shall change, modify, or amend any part of this Agreement.

Each party signing this Agreement warrants and represents that he/she has the full capacity and authority to execute this Agreement on behalf of the named party. If this Agreement is executed on behalf of Client by any third party, the

person executing this Agreement expressly represents to Inspector that he/she has the full and complete authority to execute this Agreement on Client’s behalf and to fully and completely bind Client to all of the terms, conditions,

limitations, exceptions, and exclusions of this Agreement.

Severability Should any provision of this Agreement be held by a court of competent jurisdiction to be either invalid or

unenforceable, the remaining provisions of this Agreement shall remain in full force and effect, unimpaired by the

court’s holding.

Mediation

The parties to this Agreement agree to submit to mediation any dispute between them arising out of this Agreement or the inspection provided pursuant to this Agreement before resorting to court action. A party’s failure to submit a

dispute to mediation as provided above is a material breach of this Agreement.

CLIENT ACKNOWLEDGES HAVING READ AND UNDERSTOOD ALL THE TERMS, CONDITIONS, AND LIMITATIONS OF

THIS AGREEMENT AND VOLUNTARILY AGREES TO BE BOUND THEREBY AND TO PAY THE FEE(S) LISTED HERE.

Client(s): Michael Krouse Property Address: 5225 Barrenda Ave., Atascadero, CA 93422

Inspection Fee: 450.00 Client: ____________________________________________ Date: ___________ Client: ____________________________________________ Date: ___________

Inspector: _________________________________________ Date: 11/8/2018

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CREIA STANDARDS OF PRACTIC - Residential Standards - Four or Fewer Units

I. Definitions and Scope: These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV, Glossary of Terms.

A. A real estate inspection is a survey and basic operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered.

B. A real estate inspection report provides written documentation of material defects discovered in the inspected building’s systems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives. The report may include the Inspector\\\'s recommendations for correction or further evaluation.

C. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure.

II. Standards of Practice: A real estate inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in Sections 1 through 9 subject to the limitations, exceptions, and exclusions in Part III.

1. Foundation, Basement, and Under-floor Areas

A. Items to be inspected:

1. Foundation system 2. Floor framing system 3. Under-floor ventilation 4. Foundation anchoring and cripple wall bracing 5. Wood separation from soil 6. Insulation

B. The inspector is not required to:

1. Determine size, spacing, location, or adequacy of foundation bolting/bracing components or reinforcing systems

2. Determine the composition or energy rating of insulation materials 2. Exterior


1. Surface grade directly adjacent to the buildings 2. Doors and windows 3. Attached decks, porches, patios, balconies, stairways, and their

enclosures, handrails and guardrails. 4. Wall cladding and trim 5. Portions of walkways and driveways that are adjacent to the buildings

B. The inspector is not required to: 1. Inspect door or window screens, shutters, awnings, or security bars 2. Inspect fences or gates or operate automated door or gate openers

or their safety devices 3. Use a ladder to inspect systems or components

3. Roof Covering


1. Covering 2. Drainage 3. Flashings 4. Penetrations 5. Skylights

B. The inspector is not required to:

1. Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector

2. Warrant or certify that roof systems, coverings, or components are free from leakage

4. Attic Areas and Roof Framing A. Items to be inspected:

1. Framing 2. Ventilation 3. Insulation B. The inspector is not required to:

1. Inspect mechanical attic ventilation systems or components 2. Determine the composition or energy rating of insulation materials 5. Plumbing


1. Water supply piping 2. Drain, waste, and vent piping 3. Faucets and fixtures 4. Fuel gas piping 5. Water heaters 6. Functional flow and functional drainage B. The inspector is not required to:

1. Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or drain line cleanouts

2. Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water, water circulation, or solar heating systems or components

3. Inspect whirlpool baths, steam showers, or sauna systems or components

4. Inspect fuel tanks or determine if the fuel gas system is free of leaks 5. Inspect wells or water treatment systems

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6. Electrical


1. Service equipment 2. Electrical panels 3. Circuit wiring 4. Switches, receptacles, outlets, and lighting fixtures B. The inspector is not required to:

1. Operate circuit breakers or circuit interrupters 2. Remove cover plates 3. Inspect de-icing systems or components 4. Inspect private or emergency electrical supply systems or

components 7. Heating and Cooling


1. Heating equipment 2. Central cooling equipment 3. Energy source and connections 4. Combustion air and exhaust vent systems 5. Condensate drainage 6. Conditioned air distribution systems B. The inspector is not required to:

1. Inspect heat exchangers or electric heating elements 2. Inspect non-central air conditioning units or evaporative coolers 3. Inspect radiant, solar, hydronic, or geothermal systems or

components 4. Determine volume, uniformity, temperature, airflow, balance, or

leakage of any air distribution system 5. Inspect electronic air filtering or humidity control systems or

components

8. Fireplaces and Chimneys


1. Chimney exterior 2. Spark arrestor 3. Firebox 4. Damper 5. Hearth extension B. The inspector is not required to:

1. Inspect chimney interiors 2. Inspect fireplace inserts, seals, or gaskets 3. Operate any fireplace or determine if a fireplace can be safely used 9. Building Interior


1. Walls, ceilings, and floors 2. Doors and windows 3. Stairways, handrails, and guardrails 4. Permanently installed cabinets 5. Permanently installed cook-tops, mechanical range vents, ovens,

dishwashers, and food waste disposals 6. Absence of smoke and carbon monoxide alarms 7. Vehicle doors and openers B. The inspector is not required to: 1. Inspect window, door, or floor coverings 2. Determine whether a building is secure from unauthorized entry 3. Operate, test or determine the type of smoke or carbon monoxide

alarms or test vehicle door safety devices 4. Use a ladder to inspect systems or components

III. Limitations, Exceptions and Exclusions

A. The following are excluded from a real estate inspection:

1. Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to circumstances beyond the control of the Inspector or which the Client has agreed or specified are not to be inspected

2. Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories

3. Auxiliary features of appliances beyond the appliance’s basic function 4. Systems or components, or portions thereof, which are under ground, under water, or where the Inspector must come into contact with water 5. Common areas as defined in California Civil Code section 1351, et seq., and any dwelling unit systems or components located in common areas 6. Determining compliance with manufacturers’ installation guidelines or specifications, building codes, accessibility standards, conservation or energy

standards, regulations, ordinances, covenants, or other restrictions 7. Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of

purchase 8. Structural, architectural, geological, environmental, hydrological, land surveying, or soils- related examinations 9. Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood 10. Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or the

damage or health risks arising there from 11. Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood 12. Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water 13. Determining the integrity of hermetic seals at multi-pane glazing 14. Differentiating between original construction or subsequent additions or modifications 15. Reviewing information from any third-party, including but not limited to; product defects, recalls, or similar notices 16. Specifying repairs/replacement procedures or estimating cost to correct 17. Communication, computer, security, or low-voltage systems and remote, timer, sensor, or similarly controlled systems or components 18. Fire extinguishing and suppression systems and components or determining fire resistive qualities of materials or assemblies 19. Elevators, lifts, and dumbwaiters

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20. Lighting pilot lights or activating or operating any system, component, or appliance that is shut down, unsafe to operate, or does not respond to normal user controls

21. Operating shutoff valves or shutting down any system or component 22. Dismantling any system, structure, or component or removing access panels other than those provided for homeowner maintenance B. The Inspector may, at his or her discretion:

1. Inspect any building, system, component, appliance, or improvement not included or otherwise excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of these Standards.

2. Include photographs in the written report or take photographs for Inspector’s reference without inclusion in the written report. Photographs may not be used in lieu of written documentation.

IV - Glossary of Terms Note: All definitions apply to derivatives of these terms when italicized in the text.

Appliance: An item such as an oven, dishwasher, heater, etc. which performs a specific function Building: The subject of the inspection and its primary parking structure Component: A part of a system, appliance, fixture, or device Condition: Conspicuous state of being Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection Device: A component designed to perform a particular task or function Fixture: A plumbing or electrical component with a fixed position and function Function: The normal and characteristic purpose or action of a system, component, or device Functional Drainage: The ability to empty a plumbing fixture in a reasonable time Functional Flow: The flow of the water supply at the highest and farthest fixture from the building supply shutoff valve when another fixture is used simultaneously Inspect: Refer to Part I, “Definition and Scope”, Paragraph A Inspector: One who performs a real estate inspection Normal User Control: Switch or other device that activates a system or component and is provided for use by an occupant of a building Operate: Cause a system, appliance, fixture, or device to function using normal user controls Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued Primary Building: A building that an Inspector has agreed to inspect Primary Parking structure: A building for the purpose of vehicle storage associated with the primary building Readily Accessible: Can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may harm persons or property Real Estate Inspection: Refer to Part I, “Definitions and Scope”, Paragraph A Representative Number: Example, an average of one component per area for multiple similar components such as windows, doors, and electrical outlets Safety Hazard: A condition that could result in significant physical injury Shut Down: Disconnected or turned off in a way so as not to respond to normal user controls System: An assemblage of various components designed to function as a whole Technically Exhaustive: Examination beyond the scope of a real estate inspection, which may require disassembly, specialized knowledge, special equipment, measuring, calculating, quantifying, testing, exploratory probing, research, or analysis

Temple Building Inspection 805 461-9589 / www ... · Garage floors are required to be constructed...

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Transcript of Temple Building Inspection 805 461-9589 / www ... · Garage floors are required to be constructed...